103 Forest Dr · D'Iberville, MS 39540

$160,000

3 bd · 2.0 ba · 1,075 sqft · SingleFamily public records · 79 Days on market

Built 1969 0.28 ac lot $149/sqft · at area comps Est $165k · at est. ↓ 6% since listing

---

Why this score? — see what drove the C+ 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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +8.8/15.0
• 1% rule +6.5/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must-see home in Forrest Cove Estates in D'Iberville! This well-maintained, one-owner 3 bedroom, 2 bath home has been lovingly cared for and is move-in ready. Conveniently located just minutes from D'Iberville Elementary, shopping, dining, and easy interstate access--making everyday living and commuting a breeze. Step inside to a functional, comfortable layout perfect for both everyday life and entertaining. The pride of ownership shows throughout, offering a clean, well-kept space you can feel the moment you walk in. Bonus room unfinished but will be a great addition once completed. Enjoy a fully fenced backyard--ideal for pets, kids, or simply relaxing in your own private outdoor space. Located in a quiet neighborhood with no flood insurance required, adding extra value and peace of mind. Whether you're a first-time buyer, downsizing, or looking for a solid investment opportunity, this home checks all the boxes. Don't miss your chance to make it yours!

Key facts

• Move in ready
• Quiet neighborhood
• 0.28 acre lot

Tags

• MOVE IN READY
• FULLY FENCED BACKYARD
• QUIET NEIGHBORHOOD
• NO FLOOD INSURANCE REQUIRED
• BONUS ROOM UNFINISHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.4% in D'Iberville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 89 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.15% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.94%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (median comp): $164,820
• List price: $160,000
• Delta: -2.92%
• 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
104 Forest Dr	0.03mi	3/1.5	1,032 (-4%)	9mo	$185,000	$179	83
107 Evergreen Dr	0.20mi	3/1.5	1,103 (+3%)	14mo	$155,000	$141	73
682 Atwood Dr	0.10mi	3/1.5	1,148 (+7%)	12mo	$135,000	$118	72
208 Cedar Dr	0.46mi	3/2.0	1,040 (-3%)	5mo	$179,900	$173	69
394 Nancy Dr	0.58mi	3/1.5	1,063 (-1%)	7mo	$164,900	$155	63
437 Merigold Dr	0.13mi	3/1.5	1,172 (+9%)	21mo	$158,700	$135	60
672 Cypress Dr	0.47mi	3/2.0	1,050 (-2%)	22mo	$185,000	$176	56
21 Cottonwood Ct	0.45mi	3/2.0	1,222 (+14%)	2mo	$205,900	$168	54
322 Barkwood Cir	0.28mi	3/1.5	1,199 (+12%)	15mo	$182,000	$152	53
4083 Suzanne Dr	0.60mi	3/2.0	1,134 (+6%)	13mo	$168,000	$148	52
316 Springdale Cir	0.36mi	3/1.5	1,168 (+9%)	19mo	$134,900	$115	51
4453 Wizards Cv	0.66mi	3/2.0	1,230 (+14%)	18mo	$169,500	$138	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,429
• Equity at exit: $23,857

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $38,550
• Equity at exit: $13,834

Cash invested: $44,800 (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 39540

• Home prices YoY: -30.9%
• Active inventory: 89
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$839
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $446

Break-even live

Break-even rent $1,284

Max offer price $160,000

Occupancy floor 71%

Sensitivity live

Price	-10% $536	-5% $491	+0% $446	+5% $400	+10% $355
Rent	-10% $300	-5% $373	+0% $446	+5% $519	+10% $592
Rate	-1.0pp $526	-0.5pp $486	base $446	+0.5pp $404	+1.0pp $362

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
329 Springdale Cir D'Iberville, MS	3.0	2.0	1176	$1,600	$1.36	44d	1	0.32mi
678 Meadow Dr Diberville, MS	3.0	1.5	1112	$1,500	$1.35	14d	1	0.35mi
2 Sandalwood Ct Diberville, MS	3.0	2.0	1290	$1,625	$1.26	44d	1	0.42mi
327 Dianne Dr Diberville, MS	4.0	2.0	1500	$1,100	$0.73	14d	1	0.43mi
4294 Popps Ferry Rd Diberville, MS	2.0	2.0	1176	$1,575	$1.34	44d	1	0.55mi
10480 Auto Mall Pkwy Diberville, MS	1.0–3.0	1.0–2.0	1281	$1,907	$1.49	14d	1	0.68mi
11136 Windsor Hill Dr Diberville, MS	3.0	2.0	1301	$1,749	$1.34	44d	1	0.74mi
880 Motsie Rd Apt C109 Biloxi, MS	3.0	2.0	1140	$1,600	$1.40	44d	1	0.96mi
905 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.11mi
907 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.15mi
909 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.15mi
913 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.15mi
917 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.15mi
919 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.15mi
933 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.15mi
935 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.15mi
945 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.16mi
947 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.16mi
949 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.16mi
923 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.16mi
927 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.17mi
941 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.18mi
107 E Orchard Loop D'Iberville, MS	2.0	2.5	1500	$2,970	$1.98	44d	1	1.46mi
112 E Orchard Loop D'Iberville, MS	2.0	2.5	1500	$2,970	$1.98	44d	1	1.46mi
103 E Orchard Loop D'Iberville, MS	2.0	2.5	1500	$2,970	$1.98	44d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $160,000 Active 79 DOM
2. 2026-06-17
   days on market $160,000 Active 78 DOM
3. 2026-06-16
   days on market $160,000 Active 77 DOM
4. 2026-06-15
   days on market $160,000 Active 76 DOM
5. 2026-06-14
   days on market $160,000 Active 74 DOM
6. 2026-06-13
   days on market $160,000 Active 73 DOM
7. 2026-06-10
   days on market $160,000 Active 71 DOM
8. 2026-06-09
   days on market $160,000 Active 70 DOM
9. 2026-06-08
   days on market $160,000 Active 69 DOM
10. 2026-06-07
    days on market $160,000 Active 68 DOM
11. 2026-06-02
    days on market $160,000 Active 63 DOM
12. 2026-06-01
    days on market $160,000 Active 62 DOM
13. 2026-06-01
    price $160,000 Active 61 DOM
14. 2026-05-31
    days on market $169,000 Active 61 DOM
15. 2026-05-30
    days on market $169,000 Active 60 DOM
16. 2026-04-24
    price $169,000 971-char remark

    Show marketing remark (971 chars)

    Must-see home in Forrest Cove Estates in D'Iberville! This well-maintained, one-owner 3 bedroom, 2 bath home has been lovingly cared for and is move-in ready. Conveniently located just minutes from D'Iberville Elementary, shopping, dining, and easy interstate access--making everyday living and commuting a breeze. Step inside to a functional, comfortable layout perfect for both everyday life and entertaining. The pride of ownership shows throughout, offering a clean, well-kept space you can feel the moment you walk in. Bonus room unfinished but will be a great addition once completed. Enjoy a fully fenced backyard--ideal for pets, kids, or simply relaxing in your own private outdoor space. Located in a quiet neighborhood with no flood insurance required, adding extra value and peace of mind. Whether you're a first-time buyer, downsizing, or looking for a solid investment opportunity, this home checks all the boxes. Don't miss your chance to make it yours!

17. 2026-03-31
    listed $179,000 Active 971-char remark

    Show marketing remark (971 chars)

    Must-see home in Forrest Cove Estates in D'Iberville! This well-maintained, one-owner 3 bedroom, 2 bath home has been lovingly cared for and is move-in ready. Conveniently located just minutes from D'Iberville Elementary, shopping, dining, and easy interstate access--making everyday living and commuting a breeze. Step inside to a functional, comfortable layout perfect for both everyday life and entertaining. The pride of ownership shows throughout, offering a clean, well-kept space you can feel the moment you walk in. Bonus room unfinished but will be a great addition once completed. Enjoy a fully fenced backyard--ideal for pets, kids, or simply relaxing in your own private outdoor space. Located in a quiet neighborhood with no flood insurance required, adding extra value and peace of mind. Whether you're a first-time buyer, downsizing, or looking for a solid investment opportunity, this home checks all the boxes. Don't miss your chance to make it yours!

ⓘ 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: $1,300 · $108/mo
• Projected year-2 tax: $1,300 · $108/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 5/10 Major FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,173
• − Mortgage interest: −$8,962
• − Property taxes: −$1,300
• − Insurance: −$800
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$4,655
• Taxable income: $2,908
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $4,650/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 — D'Iberville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: D'Iberville, MS
• Population (ZIP): 13,033

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 0.60)
• Race & ethnicity: White 60% Black 18% Asian 10% Two or more races 9% Hispanic / Latino 9%
• Common ancestry: Romanian 5% Slovak 4% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 85% English-only · Spanish 6% Vietnamese 6% Other Asian/Pacific 1%

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: ▼ -83.70%
• Current HPI: 187.2895
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.6% since first listed

2 events — show timeline

• 2026-04-24 Price Changed $169,000 MLSU
• 2026-03-31 Listed $179,000 MLSU