Trillium IV G Plan · Gulfport, MS 39503

$269,990

3 bd · 2.0 ba · 1,848 sqft · SingleFamily · 452 Days on market

Excellent condition

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +8.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Trillium IV G floor plan by DSLD Homes, a beautifully designed home offering a perfect balance of energy-efficient living and modern features. With 1,848 square feet of living space and a total area of 2,459 square feet, this home provides ample room for families who value both style and functionality. The open floor plan connects the kitchen, dining, and living areas seamlessly, making the space feel inviting and ideal for family gatherings and entertaining. The brick and siding exterior enhances curb appeal, while the covered rear porch offers a tranquil space to relax outdoors. The chef-inspired kitchen is equipped with recessed canned lighting, a spacious walk-in pantry, and plenty of counter space, making it perfect for meal preparation and storage. The boot bench in the utility room is an added convenience, helping to keep the home organized and clutter-free. The master suite is a true retreat, featuring a double master vanity, a garden master tub, a separate master shower, and a walk-in master closet designed for ample storage and organization. This home also includes three bedrooms, two bathrooms, a two-car garage for parking and extra storage, and energy-efficient features that help keep utility costs low without compromising on comfort. The Trillium IV G is perfect for those seeking a spacious, energy-efficient home with modern amenities and a functional layout.

Key facts

• Open floor plan
• Double master vanity
• Walk-in pantry

Tags

• OPEN FLOOR PLAN
• DOUBLE MASTER VANITY
• WALK-IN MASTER CLOSET
• SEPARATE MASTER SHOWER
• WALK-IN PANTRY
• RECESSED CAN LIGHTING

🏗️ New construction. The $269,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $283,958.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (19.0% below list).
• Recommended offer: $219k (19.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#15 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Harrison County School District (rural): math 52% / reading 46% proficiency, ranked #14 of 130 in MS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.0%/yr); 972 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Harrison County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 452 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,680 (19.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 452 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $283,958
• List price: $269,990
• Delta: -4.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15562 Soaring Loop	0.15mi	3/2.0	1,925 (+4%)	2mo	$287,900	$150	84
15162 High Point Dr	0.32mi	3/2.0	1,848 (0%)	2mo	$275,477	$149	84
15163 High Point Dr	0.32mi	3/2.0	1,848 (0%)	3mo	$279,164	$151	82
15085 High Point Dr	0.25mi	4/2.0 (+1)	1,885 (+2%)	0mo	$275,125	$146	80
15264 High Point Dr	0.11mi	3/2.0	1,710 (-8%)	4mo	$263,780	$154	79
15123 High Point Dr	0.29mi	3/2.0	1,925 (+4%)	2mo	$279,120	$145	78
15115 High Point Dr	0.29mi	3/2.0	1,710 (-8%)	3mo	$262,996	$154	72
15184 High Point Dr	0.37mi	3/2.0	1,925 (+4%)	6mo	$277,190	$144	71
15207 High Point Dr	0.31mi	3/2.0	1,624 (-12%)	2mo	$252,455	$155	64
15363 Serene St	0.53mi	3/2.0	1,710 (-8%)	3mo	$256,417	$150	60
15687 Perdido Dr	0.73mi	3/2.0	2,010 (+9%)	1mo	$299,900	$149	51
15302 Percy St	0.60mi	3/2.0	1,583 (-14%)	5mo	$247,470	$156	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.99% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.35×
• Total profit: $-51,804
• Equity at exit: $42,339

10-year hold

• IRR: -3.8%
• Equity multiple: 0.70×
• Total profit: $-23,547
• Equity at exit: $24,551

Cash invested: $79,508 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 16 under contract
• Months of supply: 1.9 mo (53%/mo absorbed)
• Median asking: $272,490 ($154/sqft)
• Median days on market: 307 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: -0.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39503

• Home prices YoY: -21.5%
• Rents YoY: 7.0%
• Active inventory: 972
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,187 medium
• Mortgage (P&I): −$1,489
• Tax est. 1.5%: −$355 /mo · $4,259/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-235

Break-even live

Break-even rent $2,484

Max offer price $249,982

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-137	+0% $-235	+5% $-333	+10% $-431
Rent	-10% $-408	-5% $-321	+0% $-235	+5% $-148	+10% $-62
Rate	-1.0pp $-92	-0.5pp $-163	base $-235	+0.5pp $-308	+1.0pp $-383

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $70,989
• Closing costs: $8,519
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15395 Percy St Gulfport, MS	3.0	2.0	1710	$1,975	$1.15	93d	1	0.73mi
15740 Rachael Dr Gulfport, MS	4.0	2.0	1928	$2,400	$1.24	63d	1	0.93mi
15033 S White Swan Dr Gulfport, MS	4.0	2.5	1933	$2,495	$1.29	70d	1	1.16mi
15336 Lakeview Ct Gulfport, MS	3.0	2.0	1837	$2,195	$1.19	70d	1	1.17mi

Listing history 47 events

1. 2026-07-27
   days on market $269,990 Active 452 DOM
2. 2026-07-25
   days on market $269,990 Active 450 DOM
3. 2026-07-23
   days on market $269,990 Active 448 DOM
4. 2026-07-22
   days on market $269,990 Active 447 DOM
5. 2026-07-21
   days on market $269,990 Active 446 DOM
6. 2026-07-18
   days on market $269,990 Active 443 DOM
7. 2026-07-16
   days on market $269,990 Active 441 DOM
8. 2026-07-16
   days on market $269,990 Active 440 DOM
9. 2026-07-14
   days on market $269,990 Active 439 DOM
10. 2026-07-13
    days on market $269,990 Active 438 DOM
11. 2026-07-12
    days on market $269,990 Active 437 DOM
12. 2026-07-11
    days on market $269,990 Active 436 DOM
13. 2026-07-10
    days on market $269,990 Active 435 DOM
14. 2026-07-09
    days on market $269,990 Active 434 DOM
15. 2026-07-08
    days on market $269,990 Active 433 DOM
16. 2026-07-07
    days on market $269,990 Active 432 DOM
17. 2026-07-06
    days on market $269,990 Active 431 DOM
18. 2026-07-05
    days on market $269,990 Active 430 DOM
19. 2026-07-04
    days on market $269,990 Active 429 DOM
20. 2026-07-03
    days on market $269,990 Active 428 DOM
21. 2026-07-02
    days on market $269,990 Active 427 DOM
22. 2026-07-01
    days on market $269,990 Active 426 DOM
23. 2026-06-30
    days on market $269,990 Active 425 DOM
24. 2026-06-29
    days on market $269,990 Active 424 DOM
25. 2026-06-28
    days on market $269,990 Active 423 DOM
26. 2026-06-28
    days on market $269,990 Active 422 DOM
27. 2026-06-27
    days on market $269,990 Active 421 DOM
28. 2026-06-25
    days on market $269,990 Active 419 DOM
29. 2026-06-23
    days on market $269,990 Active 417 DOM
30. 2026-06-21
    days on market $269,990 Active 416 DOM
31. 2026-06-18
    days on market $269,990 Active 413 DOM
32. 2026-06-17
    days on market $269,990 Active 412 DOM
33. 2026-06-16
    days on market $269,990 Active 411 DOM
34. 2026-06-15
    days on market $269,990 Active 410 DOM
35. 2026-06-14
    days on market $269,990 Active 408 DOM
36. 2026-06-13
    days on market $269,990 Active 407 DOM
37. 2026-06-10
    days on market $269,990 Active 405 DOM
38. 2026-06-09
    days on market $269,990 Active 404 DOM
39. 2026-06-08
    days on market $269,990 Active 403 DOM
40. 2026-06-07
    days on market $269,990 Active 402 DOM
41. 2026-06-02
    days on market $269,990 Active 397 DOM
42. 2026-06-01
    days on market $269,990 Active 396 DOM
43. 2026-05-31
    days on market $269,990 Active 395 DOM
44. 2026-05-30
    days on market $269,990 Active 394 DOM
45. 2025-07-15
    price $269,990 1495-char remark

    Show marketing remark (1495 chars)

    Introducing the Trillium IV G floor plan by DSLD Homes, a beautifully designed home offering a perfect balance of energy-efficient living and modern features. With 1,848 square feet of living space and a total area of 2,459 square feet, this home provides ample room for families who value both style and functionality. The open floor plan connects the kitchen, dining, and living areas seamlessly, making the space feel inviting and ideal for family gatherings and entertaining. The brick and siding exterior enhances curb appeal, while the covered rear porch offers a tranquil space to relax outdoors. The chef-inspired kitchen is equipped with recessed canned lighting, a spacious walk-in pantry, and plenty of counter space, making it perfect for meal preparation and storage. The boot bench in the utility room is an added convenience, helping to keep the home organized and clutter-free. The master suite is a true retreat, featuring a double master vanity, a garden master tub, a separate master shower, and a walk-in master closet designed for ample storage and organization. This home also includes three bedrooms, two bathrooms, a two-car garage for parking and extra storage, and energy-efficient features that help keep utility costs low without compromising on comfort. The Trillium IV G is perfect for those seeking a spacious, energy-efficient home with modern amenities and a functional layout. Whether you're hosting friends or enjoying quiet family time, this home offers a com

46. 2025-05-09
    price $268,990 1495-char remark

    Show marketing remark (1495 chars)

    Introducing the Trillium IV G floor plan by DSLD Homes, a beautifully designed home offering a perfect balance of energy-efficient living and modern features. With 1,848 square feet of living space and a total area of 2,459 square feet, this home provides ample room for families who value both style and functionality. The open floor plan connects the kitchen, dining, and living areas seamlessly, making the space feel inviting and ideal for family gatherings and entertaining. The brick and siding exterior enhances curb appeal, while the covered rear porch offers a tranquil space to relax outdoors. The chef-inspired kitchen is equipped with recessed canned lighting, a spacious walk-in pantry, and plenty of counter space, making it perfect for meal preparation and storage. The boot bench in the utility room is an added convenience, helping to keep the home organized and clutter-free. The master suite is a true retreat, featuring a double master vanity, a garden master tub, a separate master shower, and a walk-in master closet designed for ample storage and organization. This home also includes three bedrooms, two bathrooms, a two-car garage for parking and extra storage, and energy-efficient features that help keep utility costs low without compromising on comfort. The Trillium IV G is perfect for those seeking a spacious, energy-efficient home with modern amenities and a functional layout. Whether you're hosting friends or enjoying quiet family time, this home offers a com

47. 2025-05-02
    listed $265,990 Active 1495-char remark

    Show marketing remark (1495 chars)

    Introducing the Trillium IV G floor plan by DSLD Homes, a beautifully designed home offering a perfect balance of energy-efficient living and modern features. With 1,848 square feet of living space and a total area of 2,459 square feet, this home provides ample room for families who value both style and functionality. The open floor plan connects the kitchen, dining, and living areas seamlessly, making the space feel inviting and ideal for family gatherings and entertaining. The brick and siding exterior enhances curb appeal, while the covered rear porch offers a tranquil space to relax outdoors. The chef-inspired kitchen is equipped with recessed canned lighting, a spacious walk-in pantry, and plenty of counter space, making it perfect for meal preparation and storage. The boot bench in the utility room is an added convenience, helping to keep the home organized and clutter-free. The master suite is a true retreat, featuring a double master vanity, a garden master tub, a separate master shower, and a walk-in master closet designed for ample storage and organization. This home also includes three bedrooms, two bathrooms, a two-car garage for parking and extra storage, and energy-efficient features that help keep utility costs low without compromising on comfort. The Trillium IV G is perfect for those seeking a spacious, energy-efficient home with modern amenities and a functional layout. Whether you're hosting friends or enjoying quiet family time, this home offers a com

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,242
• − Mortgage interest: −$15,906
• − Property taxes: −$4,259
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$8,261
• Taxable loss: −$7,803
• Est. tax savings @ 24.0%: +$1,873
• After-tax cash flow: $-945/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 2 photos

Excellent 95/100 None rehab

This Trillium IV G home by DSLD Homes is in excellent condition with no visible repairs needed. It offers a good balance of style and functionality, making it an attractive investment opportunity.

Value-add opportunities

• Both Paint exterior brick and siding — Enhances curb appeal and value ↑
• Both Replace front landscaping — Improves curb appeal and enhances property value ↑
• Both Install new front door — Enhances curb appeal and security ↑
• Resale Upgrade kitchen appliances — Modernizes kitchen and appeals to buyers ↑
• Resale Install new bathroom fixtures — Modernizes bathrooms and appeals to buyers ↑

Schools (NCES district)

• District: Harrison County School District
• NCES district ID: 2801770
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $46,504
• Composite: 41.66/100
• National rank: #3419
• State rank: #14 of 130 in MS

B Composite livability gradescore 73/100

Livability — Gulfport

• Score: 73/100
• State rank: #15
• US rank: #5010

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harrison County · 228,444 people
• City population: 96,188
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 55,059
• Household income: $62,641
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 10% of renters

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Population outlook (Harrison County) Hauer SSP2

• Today (2025): 228,444 people
• By 2030: 241,942 · +5.9%
• By 2040: 267,531 · +17.1%
• By 2050: 291,062 · +27.4%
• By 2075: 346,711 · +51.8%
• By 2100: 378,165 · +65.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Black 27% Two or more races 9% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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Political lean MEDSL · Harrison

• 2024 margin: Strong R (+28.9) · D 35.0% · R 63.9% · Other 1.1%
• 2008→2024 swing: -2.9pp toward R · 2008: -26.0pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+25.2 2016: R+30.7 2012: R+26.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.39%
• Current HPI: 187.285
• Rent YoY: ▲ 6.99%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+1.5% since first listed

3 events — show timeline

• 2025-07-15 Price Changed $269,990 Zillow
• 2025-05-09 Price Changed $268,990 Zillow
• 2025-05-02 Listed $265,990 Zillow