15284 Woody Dr · Gulfport, MS 39503

$140,000

3 bd · 1.0 ba · 2,079 sqft · SingleFamily public records · 80 Days on market

Built 1974 Good condition 0.27 ac lot 2-car garage $67/sqft · 43% below area Est $247k · 43% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect blend of comfort and functionality in this delightful 4-bedroom, 2-bathroom home, ideally situated for modern family living. Boasting an impressive layout, this residence offers not one, but two distinct living areas, providing versatile spaces for relaxation, entertaining, or even a dedicated home office. The heart of this home is undoubtedly its huge kitchen, a culinary dream featuring ample counter space, abundant cabinetry, and room for all your gourmet aspirations. Whether you're preparing everyday meals or hosting large gatherings, this expansive kitchen can handle it all with ease.

Key facts

• Huge kitchen
• 0.27 acre lot
• 2 garage spots

Tags

• TWO DISTINCT LIVING AREAS
• HUGE KITCHEN
• PRIVACY FENCED BACKYARD
• DESIRABLE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 5.2% in Gulfport — 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 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); 972 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 38% 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 $968 of loan paydown is wiped out by about $4k 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 + 7.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1974 — 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. 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. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.21%
• DSCR: 1.99
• GRM: 5.9

CMA / ARV

• ARV (median comp): $246,732
• List price: $140,000
• Delta: -43.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15387 Woody Dr	0.15mi	3/2.0	2,044 (-2%)	15mo	$257,000	$126	73
15298 Baywood Cir	0.39mi	3/2.0	2,200 (+6%)	0mo	$239,900	$109	68
13040 Andy Dr	0.18mi	4/2.5 (+1)	1,900 (-9%)	2mo	$255,000	$134	65
15397 Woody Dr	0.16mi	4/2.0 (+1)	2,300 (+11%)	2mo	$255,000	$111	64
12394 Cypress Dr	0.32mi	4/3.0 (+1)	2,221 (+7%)	1mo	$235,755	$106	60
15287 Dogwood Cv	0.58mi	3/2.0	2,079 (0%)	15mo	$229,900	$111	56
15230 Christy Cv	0.59mi	3/2.0	2,052 (-1%)	14mo	$240,000	$117	55
15299 Oakwood Ct	0.64mi	3/2.0	1,845 (-11%)	2mo	$215,000	$117	46
15260 Cindy Cv	0.73mi	3/2.0	1,982 (-5%)	12mo	$153,500	$77	44
15313 Baywood Cir	0.44mi	4/2.5 (+1)	2,325 (+12%)	8mo	$249,900	$107	42
15465 N Parkwood Dr	0.49mi	4/1.5 (+1)	1,830 (-12%)	14mo	$190,000	$104	39
12281 Amanda Way	0.72mi	4/2.0 (+1)	1,820 (-12%)	5mo	$245,000	$135	32

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: 19.0%
• Equity multiple: 1.81×
• Total profit: $31,700
• Equity at exit: $20,874

10-year hold

• IRR: 29.8%
• Equity multiple: 4.15×
• Total profit: $123,543
• Equity at exit: $12,105

Cash invested: $39,200 (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: 11 active · 17 under contract
• Months of supply: 4.1 mo (24%/mo absorbed)
• Median asking: $244,900 ($125/sqft)
• Median days on market: 63 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -4.7% 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: 972
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$734
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $726

Break-even live

Break-even rent $1,052

Max offer price $140,000

Occupancy floor 58%

Sensitivity live

Price	-10% $805	-5% $765	+0% $726	+5% $686	+10% $646
Rent	-10% $570	-5% $648	+0% $726	+5% $803	+10% $881
Rate	-1.0pp $796	-0.5pp $761	base $726	+0.5pp $689	+1.0pp $652

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: $35,000
• Closing costs: $4,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15334 Oak Creek Cv Gulfport, MS	4.0	2.0	1730	$2,149	$1.24	70d	1	0.64mi
15373 Saint Charles St Gulfport, MS	3.0	1.0–3.0	1075	$1,350	$1.26	93d	2	0.97mi
14347 Atwood Cv Gulfport, MS	4.0	2.0	2133	$2,175	$1.02	93d	1	0.98mi
14348 Atwood Cv Gulfport, MS	3.0	2.0	2145	$2,150	$1.00	93d	1	1.01mi
13415 John Clark Rd Gulfport, MS	3.0	2.0	2067	$2,090	$1.01	93d	1	1.18mi
14160 Maple Ct Gulfport, MS	4.0	2.0	1950	$1,895	$0.97	93d	1	1.27mi
11502 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	70d	1	1.34mi
11487 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	93d	1	1.39mi
11405 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	93d	1	1.39mi
11413 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	93d	1	1.39mi
11425 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	70d	1	1.39mi

Property features AI

Finance

• HOA & community: Community sidewalks and street lights

Exterior

• Parking: 2-car garageDriveway
• Utilities: Public waterPublic sewerElectricity connectedWater connectedSewer connected
• Home design: Single-family houseOne level
• Construction: Brick and siding exteriorArchitectural shingle roofSlab foundationBuilt in (year built source: public records)
• Exterior features: Private yardSidewalksStreet lights

Interior

• Kitchen: Dishwasher, Microwave, Refrigerator
• Flooring: TileWood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioningElectric coolingCeiling fans
• Interior features: Dishwasher, Microwave, Refrigerator, Water heaterTile and wood flooring
• Laundry & utility: Water heater

Listing history 50 events

1. 2026-08-08
   days on market $140,000 Active 80 DOM
2. 2026-08-07
   days on market $140,000 Active 79 DOM
3. 2026-08-06
   days on market $140,000 Active 78 DOM
4. 2026-08-05
   days on market $140,000 Active 77 DOM
5. 2026-08-04
   days on market $140,000 Active 76 DOM
6. 2026-08-03
   days on market $140,000 Active 75 DOM
7. 2026-07-31
   days on market $140,000 Active 72 DOM
8. 2026-07-29
   days on market $140,000 Active 70 DOM
9. 2026-07-27
   days on market $140,000 Active 68 DOM
10. 2026-07-25
    days on market $140,000 Active 66 DOM
11. 2026-07-23
    days on market $140,000 Active 64 DOM
12. 2026-07-22
    days on market $140,000 Active 63 DOM
13. 2026-07-21
    days on market $140,000 Active 62 DOM
14. 2026-07-18
    days on market $140,000 Active 59 DOM
15. 2026-07-16
    days on market $140,000 Active 57 DOM
16. 2026-07-16
    days on market $140,000 Active 56 DOM
17. 2026-07-14
    days on market $140,000 Active 55 DOM
18. 2026-07-13
    days on market $140,000 Active 54 DOM
19. 2026-07-12
    days on market $140,000 Active 53 DOM
20. 2026-07-11
    days on market $140,000 Active 52 DOM
21. 2026-07-10
    days on market $140,000 Active 51 DOM
22. 2026-07-09
    days on market $140,000 Active 50 DOM
23. 2026-07-08
    days on market $140,000 Active 49 DOM
24. 2026-07-07
    days on market $140,000 Active 48 DOM
25. 2026-07-06
    days on market $140,000 Active 47 DOM
26. 2026-07-05
    days on market $140,000 Active 46 DOM
27. 2026-07-04
    days on market $140,000 Active 45 DOM
28. 2026-07-03
    days on market $140,000 Active 44 DOM
29. 2026-07-02
    days on market $140,000 Active 43 DOM
30. 2026-07-01
    days on market $140,000 Active 42 DOM
31. 2026-06-30
    price $140,000 Active 41 DOM
32. 2026-06-30
    days on market $145,000 Active 41 DOM
33. 2026-06-29
    days on market $145,000 Active 40 DOM
34. 2026-06-28
    days on market $145,000 Active 39 DOM
35. 2026-06-28
    days on market $145,000 Active 38 DOM
36. 2026-06-27
    days on market $145,000 Active 37 DOM
37. 2026-06-25
    days on market $145,000 Active 35 DOM
38. 2026-06-23
    days on market $145,000 Active 33 DOM
39. 2026-06-21
    days on market $145,000 Active 32 DOM
40. 2026-06-18
    days on market $145,000 Active 29 DOM
41. 2026-06-17
    days on market $145,000 Active 28 DOM
42. 2026-06-16
    days on market $145,000 Active 27 DOM
43. 2026-06-15
    days on market $145,000 Active 26 DOM
44. 2026-06-14
    days on market $145,000 Active 24 DOM
45. 2026-06-13
    days on market $145,000 Active 23 DOM
46. 2026-06-10
    days on market $145,000 Active 21 DOM
47. 2026-06-09
    days on market $145,000 Active 20 DOM
48. 2026-06-08
    pricedays on market $145,000 Active 19 DOM
49. 2026-06-07
    days on market $150,000 Active 18 DOM
50. 2026-06-02
    days on market $150,000 Active 13 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: $459 · $38/mo
• Projected year-2 tax: $1,106 · $92/mo
• Expected delta: +$647/yr (+$54/mo · 141.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 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: $23,641
• − Mortgage interest: −$7,842
• − Property taxes: −$459
• − Insurance: −$700
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$4,073
• Taxable income: $6,785
• Est. tax owed @ 24.0%: −$1,628
• After-tax cash flow: $7,079/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $10,395–$31,185 screening

This 4-bedroom, 2-bathroom home is in good condition with a well-maintained exterior and interior. It has a good roof and foundation, and the HVAC and mechanical systems appear to be in good condition. The home is move-in ready and would benefit from a fresh coat of paint to enhance its curb appeal and resale value.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood Counters granite

Deferred maintenance Est. $1,000–$4,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Hvac (hvac) — No visible signs of damage or wear on the HVAC unit.

Value-add opportunities

• Resale Paint the exterior — A fresh coat of paint can significantly enhance the curb appeal and resale value. ↑
• Rental Clean the gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ 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.

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: Community sidewalks and street lights

Exterior

• Parking: 2-car garageDriveway
• Utilities: Public waterPublic sewerElectricity connectedWater connectedSewer connected
• Home design: Single-family houseOne level
• Construction: Brick and siding exteriorArchitectural shingle roofSlab foundationBuilt in (year built source: public records)
• Exterior features: Private yardSidewalksStreet lights

Interior

• Kitchen: Dishwasher, Microwave, Refrigerator
• Flooring: TileWood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioningElectric coolingCeiling fans
• Interior features: Dishwasher, Microwave, Refrigerator, Water heaterTile and wood flooring
• Laundry & utility: Water heater

Price history

+0.1% since first listed

19 events — show timeline

• 2026-06-30 Price Changed $140,000 MLSU
• 2026-06-08 Price Changed $145,000 MLSU
• 2026-05-20 Listed $150,000 MLSU
• 2025-06-24 Relisted — MLSU
• 2025-06-24 Price Changed $160,000 MLSU
• 2025-06-11 Pending — MLSU
• 2025-06-11 Listing Removed — MLSU
• 2025-05-31 Listed $210,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-08-13 Listed $185,500 MLSU
• 2016-05-27 Sold (Public Records) $151,500 Public Records
• 2016-05-19 Sold (MLS) — MLSU
• 2016-03-27 Listed $149,000 MLSU
• 2015-10-23 Sold (Public Records) — Public Records
• 2015-10-21 Sold (MLS) — MLSU
• 2015-09-11 Listed $59,900 MLSU
• 2009-09-18 Sold (Public Records) — Public Records
• 2009-09-17 Sold (MLS) — MLSU
• 2009-06-23 Listed $139,900 MLSU

Property tax history

-7.0%/yr

Latest (2025): $459 · +0.2% YoY. Source: county tax records.