Trillium IV H Plan · Lyman, MS 39503

$269,990

3 bd · 2.0 ba · 1,848 sqft · SingleFamily · 416 Days on market

Poor 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 +9.3/30.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Trillium IV H 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 H 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

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 — $279,244.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/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.
• Cap rate 5.4% vs local median 4.4% in Lyman — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#47 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, 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); 769 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 416 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 416 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 F-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: 0.78% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $279,244
• List price: $269,990
• Delta: -3.31%
• 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%)	1mo	$287,900	$150	86
15162 High Point Dr	0.32mi	3/2.0	1,848 (0%)	0mo	$275,477	$149	85
15163 High Point Dr	0.32mi	3/2.0	1,848 (0%)	2mo	$279,164	$151	84
15264 High Point Dr	0.11mi	3/2.0	1,710 (-8%)	3mo	$263,780	$154	80
15123 High Point Dr	0.29mi	3/2.0	1,925 (+4%)	1mo	$279,120	$145	79
15124 High Point Dr	0.18mi	3/2.0	1,710 (-8%)	4mo	$262,500	$154	76
15115 High Point Dr	0.29mi	3/2.0	1,710 (-8%)	1mo	$262,996	$154	73
15184 High Point Dr	0.37mi	3/2.0	1,925 (+4%)	4mo	$277,190	$144	73
15065 High Point Dr	0.27mi	3/2.0	1,710 (-8%)	4mo	$261,365	$153	71
15207 High Point Dr	0.31mi	3/2.0	1,624 (-12%)	0mo	$252,455	$155	65
15363 Serene St	0.53mi	3/2.0	1,710 (-8%)	1mo	$256,417	$150	62
15302 Percy St	0.60mi	3/2.0	1,583 (-14%)	4mo	$247,470	$156	45

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: -17.1%
• Equity multiple: 0.37×
• Total profit: $-48,965
• Equity at exit: $41,636

10-year hold

• IRR: -3.0%
• Equity multiple: 0.76×
• Total profit: $-18,404
• Equity at exit: $24,144

Cash invested: $78,188 (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: 769
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,187 medium
• Mortgage (P&I): −$1,464
• Tax est. 1.5%: −$349 /mo · $4,189/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-202

Break-even live

Break-even rent $2,443

Max offer price $249,982

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-106	+0% $-202	+5% $-299	+10% $-395
Rent	-10% $-375	-5% $-289	+0% $-202	+5% $-116	+10% $-29
Rate	-1.0pp $-62	-0.5pp $-131	base $-202	+0.5pp $-275	+1.0pp $-348

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: $69,811
• Closing costs: $8,377
• 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	45d	1	0.73mi
15740 Rachael Dr Gulfport, MS	4.0	2.0	1928	$2,400	$1.24	15d	1	0.93mi
15033 S White Swan Dr Gulfport, MS	4.0	2.5	1933	$2,495	$1.29	22d	1	1.16mi
15336 Lakeview Ct Gulfport, MS	3.0	2.0	1837	$2,195	$1.19	22d	1	1.17mi

Listing history 18 events

1. 2026-06-21
   days on market $269,990 Active 416 DOM
2. 2026-06-18
   days on market $269,990 Active 413 DOM
3. 2026-06-17
   days on market $269,990 Active 412 DOM
4. 2026-06-16
   days on market $269,990 Active 411 DOM
5. 2026-06-15
   days on market $269,990 Active 410 DOM
6. 2026-06-14
   days on market $269,990 Active 408 DOM
7. 2026-06-13
   days on market $269,990 Active 407 DOM
8. 2026-06-10
   days on market $269,990 Active 405 DOM
9. 2026-06-09
   days on market $269,990 Active 404 DOM
10. 2026-06-08
    days on market $269,990 Active 403 DOM
11. 2026-06-07
    days on market $269,990 Active 402 DOM
12. 2026-06-02
    days on market $269,990 Active 397 DOM
13. 2026-06-01
    days on market $269,990 Active 396 DOM
14. 2026-05-31
    days on market $269,990 Active 395 DOM
15. 2026-05-30
    days on market $269,990 Active 394 DOM
16. 2025-07-15
    price $269,990 1495-char remark

    Show marketing remark (1495 chars)

    Introducing the Trillium IV H 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 H 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

17. 2025-05-09
    price $268,990 1495-char remark

    Show marketing remark (1495 chars)

    Introducing the Trillium IV H 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 H 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

18. 2025-05-02
    listed $265,990 Active 1495-char remark

    Show marketing remark (1495 chars)

    Introducing the Trillium IV H 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 H 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: −$15,642
• − Property taxes: −$4,189
• − Insurance: −$1,396
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$8,123
• Taxable loss: −$7,307
• Est. tax savings @ 24.0%: +$1,754
• After-tax cash flow: $-673/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 · 3 photos

Poor 20/100 Extensive rehab

The property is in poor condition with extensive exterior and landscaping work needed. Significant improvements are required to make it move-in ready and increase its value.

Repairs flagged

• Major landscaping — The landscaping is minimal and not yet established, requiring significant work to improve curb appeal.
• Major exterior construction — The exterior shows signs of construction or renovation, with exposed dirt and construction materials.
• Major landscaping — The landscaping is minimal and not yet established, requiring significant work to improve curb appeal.

Value-add opportunities

• Both landscaping and curb appeal — Improving the landscaping and curb appeal will enhance both the resale and rental value of the property.
• Both exterior construction — Completing the exterior construction will make the property move-in ready and improve its overall appearance.
• Both interior updates — Updating the interior will make the property more attractive to potential buyers and renters, increasing its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · The landscaping is minimal and not yet established, requiring significant work to improve curb appeal.	Major	$15,000–50,000
exterior construction · The exterior shows signs of construction or renovation, with exposed dirt and construction materials.	Major	$15,000–50,000
landscaping · The landscaping is minimal and not yet established, requiring significant work to improve curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and curb appeal — Improving the landscaping and curb appeal will enhance both the resale and rental value of the property. ↑
• Both exterior construction — Completing the exterior construction will make the property move-in ready and improve its overall appearance. ↑
• Both interior updates — Updating the interior will make the property more attractive to potential buyers and renters, increasing its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Lyman

• Score: 69/100
• State rank: #47
• US rank: #8189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+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