12342 Frazier Ln · Gulfport, MS 39503

$220,900

3 bd · 2.5 ba · 1,521 sqft · Townhouse · 106 Days on market

Built 2026 Excellent condition 1,742 sqft lot Garage $145/mo HOA · 8% of rent

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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 +8.0/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Condition / age +4.8/5.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Step inside 12342 Frazier Lane in Gulfport, Mississippi, one of our new townhomes at Highland Lake Townhomes. This Palm B floorplan is positioned as an interior residence of the building and includes a one-car garage and a rear patio. Find all the space you'll need with 3 bedrooms, 2.5 bathrooms with an estimated 1,537 square feet of space. The living area is an open concept, where your kitchen, living, and dining areas flow seamlessly into a space perfect for everyday living. The U-shaped kitchen features shaker-style cabinetry and quartz countertops with an undermount sink.

Key facts

• Quartz countertops
• U-shaped kitchen
• Quiet dishwasher

Tags

• REAR PATIO
• U-SHAPED KITCHEN
• SHAKER-STYLE CABINETRY
• QUARTZ COUNTERTOPS
• QUIET DISHWASHER
• CONVENIENT PANTRY

🏗️ New construction. The $220,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $225,463.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $221k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (15.4% below list).
• Recommended offer: $187k (15.4% 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: River Oaks Elementary School (math 34% / reading 30%, grade F, #172 of 375 statewide, top 48%, 502 students, 99% FRL); Diberville Senior High Sch (math 73% / reading 57%, grade B, #3 of 197 statewide, top 1%, 1,389 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 36% 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

• It's been on market 106 days — a 9% lower offer ($201k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,986 (15.4% 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 106 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.29%
• DSCR: 0.81
• GRM: 10.0

CMA / ARV

• ARV (median comp): $225,463
• List price: $220,900
• Delta: -2.02%
• 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
12318 Frazier Ln	0.02mi	3/2.5	1,521 (0%)	4mo	$217,900	$143	96
12322 Frazier Ln	0.04mi	3/2.5	1,521 (0%)	4mo	$217,900	$143	95
12324 Frazier Ln	0.05mi	3/2.5	1,521 (0%)	3mo	$217,900	$143	95
12314 Frazier Ln	0.07mi	3/2.5	1,521 (0%)	3mo	$217,900	$143	94
12316 Frazier Ln	0.07mi	3/2.5	1,521 (0%)	3mo	$217,900	$143	94
12328 Frazier Ln	0.06mi	3/2.5	1,521 (0%)	4mo	$217,900	$143	94
12302 Frazier Ln	0.10mi	3/2.5	1,521 (0%)	3mo	$217,900	$143	93
12300 Frazier Ln	0.09mi	3/2.5	1,521 (0%)	4mo	$217,900	$143	93
12220 Frazier Ln	0.15mi	3/2.5	1,521 (0%)	3mo	$236,900	$156	91
12218 Frazier Ln	0.15mi	3/2.5	1,521 (0%)	3mo	$220,900	$145	91
12214 Frazier Ln	0.16mi	3/2.5	1,521 (0%)	3mo	$236,900	$156	90
12216 Frazier Ln	0.15mi	3/2.5	1,521 (0%)	3mo	$220,900	$145	90

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: -18.7%
• Equity multiple: 0.32×
• Total profit: $-43,000
• Equity at exit: $33,617

10-year hold

• IRR: -4.2%
• Equity multiple: 0.67×
• Total profit: $-20,708
• Equity at exit: $19,494

Cash invested: $63,130 (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 · 21 under contract
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $230,400 ($150/sqft)
• Median days on market: 106 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -1.1% 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: 1151
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$1,182
• Tax est. 1.5%: −$282 /mo · $3,382/yr
• Insurance: −$94
• HOA: −$145
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-226

Break-even live

Break-even rent $2,156

Max offer price $192,770

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-148	+0% $-226	+5% $-304	+10% $-382
Rent	-10% $-374	-5% $-300	+0% $-226	+5% $-152	+10% $-78
Rate	-1.0pp $-112	-0.5pp $-169	base $-226	+0.5pp $-284	+1.0pp $-344

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: $56,366
• Closing costs: $6,764
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12277 Sinclaire Dr Gulfport, MS	3.0	2.5	1537	$1,795	$1.17	5d	1	0.08mi
12289 Sinclaire Dr Gulfport, MS	3.0	2.5	1553	$1,775	$1.14	5d	1	0.09mi
12258 Fraizer Ln Gulfport, MS	3.0	2.5	1537	$1,795	$1.17	116d	1	0.11mi
12216 Sandy Hook Ln Gulfport, MS	3.0	2.0	1678	$2,400	$1.43	5d	1	0.29mi
10530 Riverroad Dr Gulfport, MS	3.0	2.0	1088	$951	$0.87	139d	1	0.30mi
11258 Laura Ln Gulfport, MS	3.0	2.0	1517	$1,870	$1.23	116d	1	1.00mi

Property features AI

Finance

• HOA & community: Monthly association fee ($145)One-time association fee ($636.25)Association covers accounting/legal, grounds maintenance, and pool serviceCommunity amenities include pool, playground, hiking/walking trails, sidewalks, and street lights

Exterior

• Parking: Attached or secured garage (1 garage space)2 total parking spacesConcrete driveway
• Security: Carbon monoxide detectorsFire alarmSmoke detectorsSecured garage/parkingDeadbolt locks
• Utilities: Public waterPublic sewerElectricity connectedCable availableSewer connectedWater connectedSmart home wiredUnderground utilities
• Home design: TownhouseNew constructionTwo levelsBuilder model: The Palm BEntry level: Ground/slab foundation
• Construction: Board & batten sidingHardiPlank-type sidingArchitectural shingle roofSlab foundationBuilt by builder (new construction)
• Exterior features: PatioOutdoor in-ground gunite pool (fenced, filtered)Exterior lightingPartial fencingLandscaped yardZero lot line

Interior

• Kitchen: Electric rangeENERGY STAR dishwasherMicrowavePlumbed for ice makerStainless steel appliances
• Flooring: Luxury vinylCarpet
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Electric heatingHeat pumpCentral air conditioningElectric cooling
• Interior features: Ceiling fansEat-in kitchenEntrance foyerGranite countersOpen floorplanPantrySmart home wiringSmart thermostatStorageWalk-in closetsBreakfast barKitchen island
• Laundry & utility: Electric dryer hookupLaundry closetENERGY STAR qualified water heater

Listing history 50 events

1. 2026-09-24
   days on market $220,900 Active 106 DOM
2. 2026-09-22
   days on market $220,900 Active 105 DOM
3. 2026-09-21
   days on market $220,900 Active 104 DOM
4. 2026-09-20
   days on market $220,900 Active 103 DOM
5. 2026-09-18
   days on market $220,900 Active 101 DOM
6. 2026-09-17
   days on market $220,900 Active 100 DOM
7. 2026-09-16
   days on market $220,900 Active 99 DOM
8. 2026-09-15
   days on market $220,900 Active 98 DOM
9. 2026-09-14
   days on market $220,900 Active 97 DOM
10. 2026-09-13
    days on market $220,900 Active 96 DOM
11. 2026-09-12
    days on market $220,900 Active 95 DOM
12. 2026-09-11
    days on market $220,900 Active 94 DOM
13. 2026-09-05
    days on market $220,900 Active 88 DOM
14. 2026-09-04
    days on market $220,900 Active 87 DOM
15. 2026-09-03
    days on market $220,900 Active 86 DOM
16. 2026-08-31
    days on market $220,900 Active 83 DOM
17. 2026-08-30
    days on market $220,900 Active 82 DOM
18. 2026-08-29
    days on market $220,900 Active 81 DOM
19. 2026-08-28
    days on market $220,900 Active 80 DOM
20. 2026-08-27
    days on market $220,900 Active 79 DOM
21. 2026-08-26
    days on market $220,900 Active 78 DOM
22. 2026-08-25
    days on market $220,900 Active 77 DOM
23. 2026-08-24
    days on market $220,900 Active 76 DOM
24. 2026-08-23
    days on market $220,900 Active 75 DOM
25. 2026-08-22
    days on market $220,900 Active 74 DOM
26. 2026-08-21
    days on market $220,900 Active 73 DOM
27. 2026-08-20
    days on market $220,900 Active 72 DOM
28. 2026-08-19
    days on market $220,900 Active 71 DOM
29. 2026-08-18
    days on market $220,900 Active 70 DOM
30. 2026-08-17
    days on market $220,900 Active 69 DOM
31. 2026-08-16
    days on market $220,900 Active 68 DOM
32. 2026-08-15
    days on market $220,900 Active 67 DOM
33. 2026-08-14
    days on market $220,900 Active 66 DOM
34. 2026-08-13
    days on market $220,900 Active 65 DOM
35. 2026-08-12
    days on market $220,900 Active 64 DOM
36. 2026-08-11
    days on market $220,900 Active 63 DOM
37. 2026-08-10
    days on market $220,900 Active 62 DOM
38. 2026-08-09
    days on market $220,900 Active 61 DOM
39. 2026-08-08
    days on market $220,900 Active 60 DOM
40. 2026-08-07
    pricedays on market $220,900 Active 59 DOM
41. 2026-08-06
    days on market $217,900 Active 58 DOM
42. 2026-08-05
    days on market $217,900 Active 57 DOM
43. 2026-08-04
    days on market $217,900 Active 56 DOM
44. 2026-08-03
    days on market $217,900 Active 55 DOM
45. 2026-07-31
    days on market $217,900 Active 52 DOM
46. 2026-07-29
    days on market $217,900 Active 50 DOM
47. 2026-07-27
    days on market $217,900 Active 48 DOM
48. 2026-07-25
    days on market $217,900 Active 46 DOM
49. 2026-07-23
    days on market $217,900 Active 44 DOM
50. 2026-07-22
    days on market $217,900 Active 43 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 19 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: $22,438
• − Mortgage interest: −$12,629
• − Property taxes: −$3,382
• − Insurance: −$1,127
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − HOA: −$1,740
• − Depreciation: −$6,559
• Taxable loss: −$6,589
• Est. tax savings @ 24.0%: +$1,581
• After-tax cash flow: $-1,130/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 · 6 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would benefit from minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Kitchen appliances (if needed) — Upgrading to more modern or energy-efficient appliances can increase the home's appeal to buyers. ↑
• Resale Bathroom fixtures (if needed) — Upgrading to more modern or energy-efficient fixtures can increase the home's appeal to buyers. ↑
• Both HVAC system maintenance — Regular maintenance can improve energy efficiency and reduce utility costs, making the home more attractive to both buyers and renters. ↑

C Composite school gradezoned avg 63/100

Zoned Schools

Elementary Woolmarket Elementary School B MS #25/375 Nat'l #6,943/41,679 High Diberville Senior High Sch B MS #3/197 Nat'l #2,785/17,239

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

• Census place: Gulfport, MS
• 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

Property features AI

Finance

• HOA & community: Monthly association fee ($145)One-time association fee ($636.25)Association covers accounting/legal, grounds maintenance, and pool serviceCommunity amenities include pool, playground, hiking/walking trails, sidewalks, and street lights

Exterior

• Parking: Attached or secured garage (1 garage space)2 total parking spacesConcrete driveway
• Security: Carbon monoxide detectorsFire alarmSmoke detectorsSecured garage/parkingDeadbolt locks
• Utilities: Public waterPublic sewerElectricity connectedCable availableSewer connectedWater connectedSmart home wiredUnderground utilities
• Home design: TownhouseNew constructionTwo levelsBuilder model: The Palm BEntry level: Ground/slab foundation
• Construction: Board & batten sidingHardiPlank-type sidingArchitectural shingle roofSlab foundationBuilt by builder (new construction)
• Exterior features: PatioOutdoor in-ground gunite pool (fenced, filtered)Exterior lightingPartial fencingLandscaped yardZero lot line

Interior

• Kitchen: Electric rangeENERGY STAR dishwasherMicrowavePlumbed for ice makerStainless steel appliances
• Flooring: Luxury vinylCarpet
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Electric heatingHeat pumpCentral air conditioningElectric cooling
• Interior features: Ceiling fansEat-in kitchenEntrance foyerGranite countersOpen floorplanPantrySmart home wiringSmart thermostatStorageWalk-in closetsBreakfast barKitchen island
• Laundry & utility: Electric dryer hookupLaundry closetENERGY STAR qualified water heater

Price history

1 event — show timeline

• 2026-06-09 Listed $217,900 MLSU