Brookdale IV G Plan · Gulfport, MS 39503

$248,990

3 bd · 2.0 ba · 1,624 sqft · SingleFamily · 651 Days on market

Good condition

---

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 +9.6/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +4.2/5.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into comfort with the Brookdale IV G floor plan by DSLD Homes, a thoughtfully designed, energy-efficient home that combines functionality, elegance, and sustainability. Offering 1,624 square feet of living space and a total area of 2,134 square feet, this home is ideal for those who want modern design with practical living in mind. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating an airy, inviting space that's perfect for both everyday living and entertaining. With three bedrooms and two bathrooms, the Brookdale IV G offers just the right amount of space for families, couples, or anyone looking to downsize without compromising comfort. The kitchen features stylish recessed can lighting and flows effortlessly into the living area, making it a central hub for hosting and daily activities. The master suite is a peaceful retreat, complete with a double vanity, a large master tub, and a walk-in master closet that provides ample storage and convenience. On the outside, the Brookdale IV G boasts a charming brick and stucco exterior that enhances curb appeal and durability. The covered rear porch extends your living space outdoors-perfect for relaxing afternoons or casual get-togethers. The two-car garage adds valuable parking and storage space to suit your lifestyle. Built with energy-efficient features, this home is designed to help reduce your utility bills while keeping your living environment comfortable year-round.

Key facts

• Open floor plan
• Double master vanity
• 2 garage spots

Tags

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

🏗️ New construction. The $248,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $275,718.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (12.6% below list).
• Recommended offer: $218k (12.6% 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: amenities F, commute F, employment 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.
• Zoned schools: Lyman Elementary School (math 62% / reading 50%, grade C+, #39 of 375 statewide, top 10%, 490 students, 99% FRL); Harrison Central High School (math 38% / reading 38%, grade F, #58 of 197 statewide, top 29%, 1,486 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.0%/yr); 1151 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 43% 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 $8k 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 651 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,692 (12.6% 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 651 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $275,718
• List price: $248,990
• Delta: -9.69%
• 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
15382 High Point Dr	0.03mi	3/2.0	1,625 (+0%)	1mo	$268,000	$165	97
15207 High Point Dr	0.31mi	3/2.0	1,624 (0%)	4mo	$252,455	$155	82
15264 High Point Dr	0.11mi	3/2.0	1,710 (+5%)	6mo	$263,780	$154	81
15130 High Point Dr	0.18mi	3/2.0	1,517 (-7%)	1mo	$249,900	$165	80
15115 High Point Dr	0.29mi	3/2.0	1,710 (+5%)	4mo	$262,996	$154	74
15363 Serene St	0.53mi	3/2.0	1,710 (+5%)	4mo	$256,417	$150	63
15071 Stockridge Dr	0.60mi	3/2.0	1,550 (-5%)	6mo	$246,290	$159	60
15162 High Point Dr	0.32mi	3/2.0	1,848 (+14%)	3mo	$275,477	$149	59
15272 Percy St	0.55mi	4/2.0 (+1)	1,522 (-6%)	0mo	$240,495	$158	59
15163 High Point Dr	0.32mi	3/2.0	1,848 (+14%)	5mo	$279,164	$151	58
15005 Stockridge Dr	0.61mi	3/2.0	1,517 (-7%)	6mo	$240,540	$159	56
15033 Stockridge Dr	0.68mi	3/2.0	1,517 (-7%)	5mo	$241,738	$159	53

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: -16.7%
• Equity multiple: 0.39×
• Total profit: $-47,379
• Equity at exit: $41,110

10-year hold

• IRR: -2.6%
• Equity multiple: 0.79×
• Total profit: $-15,848
• Equity at exit: $23,839

Cash invested: $77,201 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 14 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $270,490 ($149/sqft)
• Median days on market: 440 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +13.7% above 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: 1151
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$1,446
• Tax est. 1.5%: −$345 /mo · $4,136/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-186

Break-even live

Break-even rent $2,412

Max offer price $248,854

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-90	+0% $-186	+5% $-281	+10% $-376
Rent	-10% $-358	-5% $-272	+0% $-186	+5% $-100	+10% $-14
Rate	-1.0pp $-47	-0.5pp $-116	base $-186	+0.5pp $-257	+1.0pp $-330

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: $68,929
• Closing costs: $8,272
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15065 High Point Dr Gulfport, MS	3.0	2.0	1710	$2,175	$1.27	3d	1	0.27mi
15395 Percy St Gulfport, MS	3.0	2.0	1710	$1,975	$1.15	139d	1	0.73mi
15034 Belhaven St Gulfport, MS	3.0	2.0	1925	$2,875	$1.49	5d	1	0.93mi
15740 Rachael Dr Gulfport, MS	4.0	2.0	1928	$2,400	$1.24	109d	1	0.93mi
15192 Oberlin Ave Gulfport, MS	3.0	2.0	1710	$1,995	$1.17	5d	1	1.12mi
15033 S White Swan Dr Gulfport, MS	4.0	2.5	1933	$2,195	$1.14	5d	1	1.16mi
15336 Lakeview Ct Gulfport, MS	3.0	2.0	1837	$2,195	$1.19	116d	1	1.17mi

Listing history 47 events

1. 2026-07-27
   days on market $248,990 Active 651 DOM
2. 2026-07-25
   days on market $248,990 Active 649 DOM
3. 2026-07-23
   days on market $248,990 Active 647 DOM
4. 2026-07-22
   days on market $248,990 Active 646 DOM
5. 2026-07-21
   days on market $248,990 Active 645 DOM
6. 2026-07-18
   days on market $248,990 Active 642 DOM
7. 2026-07-16
   days on market $248,990 Active 640 DOM
8. 2026-07-16
   days on market $248,990 Active 639 DOM
9. 2026-07-14
   days on market $248,990 Active 638 DOM
10. 2026-07-13
    days on market $248,990 Active 637 DOM
11. 2026-07-12
    days on market $248,990 Active 636 DOM
12. 2026-07-11
    days on market $248,990 Active 635 DOM
13. 2026-07-10
    days on market $248,990 Active 634 DOM
14. 2026-07-09
    days on market $248,990 Active 633 DOM
15. 2026-07-08
    days on market $248,990 Active 632 DOM
16. 2026-07-07
    days on market $248,990 Active 631 DOM
17. 2026-07-06
    days on market $248,990 Active 630 DOM
18. 2026-07-05
    days on market $248,990 Active 629 DOM
19. 2026-07-04
    days on market $248,990 Active 628 DOM
20. 2026-07-03
    days on market $248,990 Active 627 DOM
21. 2026-07-02
    days on market $248,990 Active 626 DOM
22. 2026-07-01
    days on market $248,990 Active 625 DOM
23. 2026-06-30
    days on market $248,990 Active 624 DOM
24. 2026-06-29
    days on market $248,990 Active 623 DOM
25. 2026-06-28
    days on market $248,990 Active 622 DOM
26. 2026-06-28
    days on market $248,990 Active 621 DOM
27. 2026-06-27
    days on market $248,990 Active 620 DOM
28. 2026-06-25
    days on market $248,990 Active 618 DOM
29. 2026-06-23
    days on market $248,990 Active 616 DOM
30. 2026-06-21
    days on market $248,990 Active 615 DOM
31. 2026-06-18
    days on market $248,990 Active 612 DOM
32. 2026-06-17
    days on market $248,990 Active 611 DOM
33. 2026-06-16
    days on market $248,990 Active 610 DOM
34. 2026-06-15
    days on market $248,990 Active 609 DOM
35. 2026-06-14
    days on market $248,990 Active 607 DOM
36. 2026-06-13
    days on market $248,990 Active 606 DOM
37. 2026-06-10
    days on market $248,990 Active 604 DOM
38. 2026-06-09
    days on market $248,990 Active 603 DOM
39. 2026-06-08
    days on market $248,990 Active 602 DOM
40. 2026-06-07
    days on market $248,990 Active 601 DOM
41. 2026-06-02
    days on market $248,990 Active 596 DOM
42. 2026-06-01
    days on market $248,990 Active 595 DOM
43. 2026-05-31
    days on market $248,990 Active 594 DOM
44. 2026-05-30
    days on market $248,990 Active 593 DOM
45. 2025-07-15
    price $248,990 1495-char remark

    Show marketing remark (1495 chars)

    Step into comfort with the Brookdale IV G floor plan by DSLD Homes, a thoughtfully designed, energy-efficient home that combines functionality, elegance, and sustainability. Offering 1,624 square feet of living space and a total area of 2,134 square feet, this home is ideal for those who want modern design with practical living in mind. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating an airy, inviting space that's perfect for both everyday living and entertaining. With three bedrooms and two bathrooms, the Brookdale IV G offers just the right amount of space for families, couples, or anyone looking to downsize without compromising comfort. The kitchen features stylish recessed can lighting and flows effortlessly into the living area, making it a central hub for hosting and daily activities. The master suite is a peaceful retreat, complete with a double vanity, a large master tub, and a walk-in master closet that provides ample storage and convenience. On the outside, the Brookdale IV G boasts a charming brick and stucco exterior that enhances curb appeal and durability. The covered rear porch extends your living space outdoors-perfect for relaxing afternoons or casual get-togethers. The two-car garage adds valuable parking and storage space to suit your lifestyle. Built with energy-efficient features, this home is designed to help reduce your utility bills while keeping your living environment comfortable year-round. Whether you're

46. 2025-05-09
    price $247,990 1495-char remark

    Show marketing remark (1495 chars)

    Step into comfort with the Brookdale IV G floor plan by DSLD Homes, a thoughtfully designed, energy-efficient home that combines functionality, elegance, and sustainability. Offering 1,624 square feet of living space and a total area of 2,134 square feet, this home is ideal for those who want modern design with practical living in mind. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating an airy, inviting space that's perfect for both everyday living and entertaining. With three bedrooms and two bathrooms, the Brookdale IV G offers just the right amount of space for families, couples, or anyone looking to downsize without compromising comfort. The kitchen features stylish recessed can lighting and flows effortlessly into the living area, making it a central hub for hosting and daily activities. The master suite is a peaceful retreat, complete with a double vanity, a large master tub, and a walk-in master closet that provides ample storage and convenience. On the outside, the Brookdale IV G boasts a charming brick and stucco exterior that enhances curb appeal and durability. The covered rear porch extends your living space outdoors-perfect for relaxing afternoons or casual get-togethers. The two-car garage adds valuable parking and storage space to suit your lifestyle. Built with energy-efficient features, this home is designed to help reduce your utility bills while keeping your living environment comfortable year-round. Whether you're

47. 2024-10-14
    listed $244,990 Active 1495-char remark

    Show marketing remark (1495 chars)

    Step into comfort with the Brookdale IV G floor plan by DSLD Homes, a thoughtfully designed, energy-efficient home that combines functionality, elegance, and sustainability. Offering 1,624 square feet of living space and a total area of 2,134 square feet, this home is ideal for those who want modern design with practical living in mind. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating an airy, inviting space that's perfect for both everyday living and entertaining. With three bedrooms and two bathrooms, the Brookdale IV G offers just the right amount of space for families, couples, or anyone looking to downsize without compromising comfort. The kitchen features stylish recessed can lighting and flows effortlessly into the living area, making it a central hub for hosting and daily activities. The master suite is a peaceful retreat, complete with a double vanity, a large master tub, and a walk-in master closet that provides ample storage and convenience. On the outside, the Brookdale IV G boasts a charming brick and stucco exterior that enhances curb appeal and durability. The covered rear porch extends your living space outdoors-perfect for relaxing afternoons or casual get-togethers. The two-car garage adds valuable parking and storage space to suit your lifestyle. Built with energy-efficient features, this home is designed to help reduce your utility bills while keeping your living environment comfortable year-round. Whether you're

ⓘ 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: $26,123
• − Mortgage interest: −$15,444
• − Property taxes: −$4,136
• − Insurance: −$1,379
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$8,021
• Taxable loss: −$7,036
• Est. tax savings @ 24.0%: +$1,689
• After-tax cash flow: $-539/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

Good 80/100 Cosmetic rehab Est. rehab $8,120–$24,360 screening

The home presents as a well-maintained single-family property with good curb appeal, ideal for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Lyman Elementary School C+ MS #39/375 Nat'l #9,382/41,679 High Harrison Central High School F MS #58/197 Nat'l #8,877/17,239

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

---

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

+1.6% since first listed

3 events — show timeline

• 2025-07-15 Price Changed $248,990 Zillow
• 2025-05-09 Price Changed $247,990 Zillow
• 2024-10-14 Listed $244,990 Zillow