13732 Chase Meadow Way · Gulfport, MS 39503

$229,000

3 bd · 1.0 ba · 1,243 sqft · SingleFamily public records · 11 Days on market

Built 2010 7,405 sqft lot Est $195k · 17% over

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Why this score? — see what drove the F 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 +11.9/30.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home!! This beautiful, custom build on a quiet cul-de-sac is move-in ready and the perfect family home! No details left out from granite countertops in kitchen and bathroom, under-cabinet kitchen lighting, custom cabinets, intricate moulding around all windows and trimmed throughout, premium ceiling fans, tray ceilings in the living room and master bedroom, recessed interior and exterior light out - are just a few of the premium upgrades you'll find! Enjoy the peacefulness of your almost new, fully-fenced backyard while sitting on your patio under the pergola. The lush landscaping is the curb appeal every homeowner wants! Also included is a new, large outdoor shed that has hurricane resistant installation. High and dry from flooding and convenient to I-49, shopping, restaurants and lots of extracurriculars! Hunter's Chase is well-planned subdivision has underground utilities and old-fashioned street lamps that really make it stand apart. This home is one of the few custom builds and the perfect starter home or family home!

Key facts

• Custom cabinetry
• Triple crown molding
• Tile flooring

Tags

• CUSTOM BUILT
• TRIPLE CROWN MOLDING
• FLOOR TO CEILING WINDOWS
• CUSTOM CABINETRY
• GRANITE COUNTERTOPS
• TILE FLOORING

Property features AI

Exterior

• Parking: Attached garage; Garage faces front; Concrete driveway; 1 garage space
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable connected; Underground utilities
• Home design: Single-family house; One story; Entry level: one level
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Front porch; Rear porch; Private yard; Privacy fencing; Shed(s); Fenced front yard

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedrooms on one level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Granite countertops; Pantry; Recessed lighting; Tray ceilings; Walk-in closets; Window blinds
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-59 ($-704/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (21.1% below list).
• Recommended offer: $181k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.9% in Gulfport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 770 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 35% 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 $7k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $147k; list at $229k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,697 (21.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $195,151
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14009 Fox Hill Dr	0.12mi	3/2.0	1,305 (+5%)	6mo	$229,000	$175	77
13731 Fieldcrest Way	0.13mi	3/2.0	1,315 (+6%)	13mo	$230,000	$175	70
13716 Huntington Cir	0.32mi	3/2.0	1,342 (+8%)	5mo	$215,000	$160	64
13218 Hickory Ct	0.70mi	3/2.0	1,300 (+5%)	3mo	$175,000	$135	53
14160 Cypress Ct	0.75mi	3/2.0	1,282 (+3%)	3mo	$185,499	$145	53
119 W Chipwood Dr	0.49mi	4/2.0 (+1)	1,300 (+5%)	10mo	$199,999	$154	52
13700 Three Rivers Rd	0.46mi	3/2.0	1,092 (-12%)	3mo	$159,900	$146	52
13205 Trailwood Dr	0.71mi	3/2.0	1,224 (-2%)	18mo	$168,900	$138	45
14174 N Country Hills Dr	0.67mi	3/2.0	1,160 (-7%)	10mo	$185,000	$159	45
15059 Remington Dr	0.22mi	3/2.0	1,429 (+15%)	22mo	$225,000	$157	42
123 W Chipwood Dr	0.51mi	3/2.0	1,140 (-8%)	22mo	$185,000	$162	40

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: -14.0%
• Equity multiple: 0.48×
• Total profit: $-33,333
• Equity at exit: $34,145

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-352
• Equity at exit: $19,800

Cash invested: $64,120 (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 →

ZIP-level market 39503

• Home prices YoY: -21.5%
• Rents YoY: 7.0%
• Active inventory: 770
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$190 /mo · $2,279/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-59

Break-even live

Break-even rent $1,881

Max offer price $218,631

Occupancy floor 98%

Sensitivity live

Price	-10% $71	-5% $6	+0% $-59	+5% $-124	+10% $-188
Rent	-10% $-201	-5% $-130	+0% $-59	+5% $13	+10% $84
Rate	-1.0pp $57	-0.5pp $0	base $-59	+0.5pp $-118	+1.0pp $-178

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13727 Fox Hill Dr Gulfport, MS	3.0	2.0	1388	$1,800	$1.30	45d	1	0.04mi
14180 Oneal Rd Gulfport, MS	2.0	1.0	1000	$1,100	$1.10	45d	2	1.05mi
13070 Tracewood Dr Gulfport, MS	3.0	2.0	1190	$1,400	$1.18	23d	1	1.07mi
12450 Three Rivers Rd Gulfport, MS	3.0	2.0	1098	$1,295	$1.18	45d	1	1.20mi
14179 Debra Barbee Ct Gulfport, MS	3.0	2.0	1379	$1,849	$1.34	23d	1	1.38mi

Listing history 8 events

1. 2026-06-21
   days on market $229,000 Active 11 DOM
2. 2026-06-18
   days on market $229,000 Active 8 DOM
3. 2026-06-17
   days on market $229,000 Active 7 DOM
4. 2026-06-16
   days on market $229,000 Active 6 DOM
5. 2026-06-15
   days on market $229,000 Active 5 DOM
6. 2026-06-14
   days on market $229,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $229,000 Active 2 DOM

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

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $2,279 · $190/mo
• Projected year-2 tax: $2,279 · $190/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,684
• − Mortgage interest: −$12,828
• − Property taxes: −$2,279
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$6,662
• Taxable loss: −$4,699
• Est. tax savings @ 24.0%: +$1,128
• After-tax cash flow: $423/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.

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

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

• Census place: Gulfport, MS
• County: Harrison County · 178,171 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: 1686.0

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%

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%

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

+43.1% since first listed

11 events — show timeline

• 2026-06-10 Listed $229,000 MLSU
• 2022-07-06 Sold (Public Records) — Public Records
• 2022-06-30 Sold (MLS) — MLSU
• 2022-05-13 Pending — MLSU
• 2022-05-12 Price Changed $209,999 MLSU
• 2022-05-04 Price Changed $225,000 MLSU
• 2022-04-22 Listed $239,000 MLSU
• 2019-08-02 Sold (Public Records) $147,000 Public Records
• 2019-08-02 Sold (MLS) — MLSU
• 2019-05-06 Listed $160,000 MLSU
• 2010-05-28 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,279 · +56.1% YoY. Source: county tax records.