Comstock III H Plan · Gulf Hills, MS 39564

$364,990

4 bd · 2.0 ba · 2,314 sqft · SingleFamily · 106 Days on market

Good condition

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Comstock III H by DSLD Homes, where energy-efficient construction meets spacious, contemporary design. Offering 2,314 square feet of living space and a total area of 3,160 square feet, this four-bedroom, two-bathroom home is perfect for families seeking comfort, functionality, and modern appeal. The open floor plan enhances the flow of the home, seamlessly connecting the kitchen, living room, and dining area for a bright, welcoming environment. Recessed can lighting in the kitchen adds an elegant touch, making the space feel modern and inviting. The walk-in pantry ensures that the kitchen remains organized and functional, perfect for meal prep and storage. The owner's suite offers a peaceful retreat with a double vanity and a separate walk-in shower, creating a spa-like experience in the comfort of your own home. The home's design emphasizes energy-efficient features to help reduce utility bills while providing a comfortable, eco-friendly living environment. The brick and siding exterior of the Comstock III H combines timeless curb appeal with the durability of siding, offering a low-maintenance, modern look. The two-car garage provides ample parking and storage space, while the covered rear patio is ideal for enjoying the outdoors in comfort. With its thoughtful design, modern finishes, and energy-efficient systems, the Comstock III H by DSLD Homes is the perfect place to call home-providing you with the space, style, and savings you need.

Key facts

• Double vanity
• Open floor plan
• Walk in pantry

Tags

• ENERGY EFFICIENT CONSTRUCTION
• OPEN FLOOR PLAN
• RECESSED CAN LIGHTING
• WALK IN PANTRY
• DOUBLE VANITY
• SEPARATE WALK IN SHOWER

🏗️ New construction. The $364,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $418,499.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $365k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-674 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (23.1% below list).
• Recommended offer: $281k (23.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#38 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 43% of the median local income ($79k/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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($332k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $280,754 (23.1% 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 23% 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 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?
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: 0.67% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.90%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (median comp): $418,499
• List price: $364,990
• Delta: -12.79%
• 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
11805 Moss Creek Ct	0.01mi	4/2.0	2,314 (0%)	0mo	$386,071	$167	99
11584 Paige Cv	0.24mi	4/3.0	2,304 (-0%)	3mo	$319,500	$139	82
11625 Talla Dr	0.28mi	4/3.0	2,304 (-0%)	3mo	$370,000	$161	80
5716 Fiddlers Pointe	0.02mi	4/2.0	1,986 (-14%)	1mo	$355,885	$179	74
6004 Penni Ln	0.26mi	4/3.0	2,519 (+9%)	6mo	$395,000	$157	64
11645 Brookstone Dr	0.57mi	4/2.0	2,253 (-3%)	10mo	$346,000	$154	61
6009 Switzer Cv	0.68mi	4/2.5	2,386 (+3%)	0mo	$499,999	$210	61
6108 Penni Ln	0.24mi	4/3.5	2,495 (+8%)	12mo	$385,000	$154	60
6253 Sandhill Cv	0.37mi	5/3.0 (+1)	2,409 (+4%)	11mo	$374,900	$156	58
6991 Osprey Dr	0.73mi	4/2.5	2,265 (-2%)	6mo	$326,000	$144	56
127 Surgeres Pl	0.73mi	4/2.5	2,434 (+5%)	7mo	$685,000	$281	50
510 Rue Chateauguay	0.66mi	4/3.0	2,602 (+12%)	1mo	$649,000	$249	43

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -30.1%
• Equity multiple: 0.02×
• Total profit: $-115,408
• Equity at exit: $62,400

10-year hold

• IRR: -41.1%
• Equity multiple: -0.49×
• Total profit: $-174,238
• Equity at exit: $36,184

Cash invested: $117,180 (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 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 714
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,808 medium
• Mortgage (P&I): −$2,195
• Tax est. 1.5%: −$523 /mo · $6,277/yr
• Insurance: −$174
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-674

Break-even live

Break-even rent $3,661

Max offer price $320,942

Occupancy floor —

Sensitivity live

Price	-10% $-385	-5% $-530	+0% $-674	+5% $-819	+10% $-963
Rent	-10% $-896	-5% $-785	+0% $-674	+5% $-563	+10% $-452
Rate	-1.0pp $-463	-0.5pp $-568	base $-674	+0.5pp $-783	+1.0pp $-893

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: $104,625
• Closing costs: $12,555
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11404 Harrison Ct Ocean Springs, MS	4.0	2.0	2091	$2,950	$1.41	21d	1	0.46mi
107 Surgeres Pl Ocean Springs, MS	4.0	2.5	2830	$3,400	$1.20	45d	1	0.84mi
156 Lafayette Cir Ocean Springs, MS	3.0	2.0	1700	$1,800	$1.06	21d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $364,990 Active 106 DOM
2. 2026-06-17
   days on market $364,990 Active 105 DOM
3. 2026-06-16
   days on market $364,990 Active 104 DOM
4. 2026-06-15
   days on market $364,990 Active 103 DOM
5. 2026-06-14
   days on market $364,990 Active 101 DOM
6. 2026-06-13
   days on market $364,990 Active 100 DOM
7. 2026-06-10
   days on market $364,990 Active 98 DOM
8. 2026-06-09
   days on market $364,990 Active 97 DOM
9. 2026-06-08
   days on market $364,990 Active 96 DOM
10. 2026-06-07
    days on market $364,990 Active 95 DOM
11. 2026-06-05
    days on market $364,990 Active 92 DOM
12. 2026-06-03
    days on market $364,990 Active 91 DOM
13. 2026-06-02
    days on market $364,990 Active 90 DOM
14. 2026-06-01
    days on market $364,990 Active 89 DOM
15. 2026-05-31
    days on market $364,990 Active 88 DOM
16. 2026-05-30
    days on market $364,990 Active 87 DOM
17. 2026-05-08
    price $364,990 1479-char remark

    Show marketing remark (1479 chars)

    Welcome to the Comstock III H by DSLD Homes, where energy-efficient construction meets spacious, contemporary design. Offering 2,314 square feet of living space and a total area of 3,160 square feet, this four-bedroom, two-bathroom home is perfect for families seeking comfort, functionality, and modern appeal. The open floor plan enhances the flow of the home, seamlessly connecting the kitchen, living room, and dining area for a bright, welcoming environment. Recessed can lighting in the kitchen adds an elegant touch, making the space feel modern and inviting. The walk-in pantry ensures that the kitchen remains organized and functional, perfect for meal prep and storage. The owner's suite offers a peaceful retreat with a double vanity and a separate walk-in shower, creating a spa-like experience in the comfort of your own home. The home's design emphasizes energy-efficient features to help reduce utility bills while providing a comfortable, eco-friendly living environment. The brick and siding exterior of the Comstock III H combines timeless curb appeal with the durability of siding, offering a low-maintenance, modern look. The two-car garage provides ample parking and storage space, while the covered rear patio is ideal for enjoying the outdoors in comfort. With its thoughtful design, modern finishes, and energy-efficient systems, the Comstock III H by DSLD Homes is the perfect place to call home-providing you with the space, style, and savings you need.

18. 2026-03-05
    listed $361,990 Active 1479-char remark

    Show marketing remark (1479 chars)

    Welcome to the Comstock III H by DSLD Homes, where energy-efficient construction meets spacious, contemporary design. Offering 2,314 square feet of living space and a total area of 3,160 square feet, this four-bedroom, two-bathroom home is perfect for families seeking comfort, functionality, and modern appeal. The open floor plan enhances the flow of the home, seamlessly connecting the kitchen, living room, and dining area for a bright, welcoming environment. Recessed can lighting in the kitchen adds an elegant touch, making the space feel modern and inviting. The walk-in pantry ensures that the kitchen remains organized and functional, perfect for meal prep and storage. The owner's suite offers a peaceful retreat with a double vanity and a separate walk-in shower, creating a spa-like experience in the comfort of your own home. The home's design emphasizes energy-efficient features to help reduce utility bills while providing a comfortable, eco-friendly living environment. The brick and siding exterior of the Comstock III H combines timeless curb appeal with the durability of siding, offering a low-maintenance, modern look. The two-car garage provides ample parking and storage space, while the covered rear patio is ideal for enjoying the outdoors in comfort. With its thoughtful design, modern finishes, and energy-efficient systems, the Comstock III H by DSLD Homes is the perfect place to call home-providing you with the space, style, and savings you need.

ⓘ 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 6/10 Major FEMA zone X (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 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: $33,690
• − Mortgage interest: −$23,442
• − Property taxes: −$6,277
• − Insurance: −$2,092
• − Repairs & maintenance: −$2,695
• − Management: −$2,695
• − Depreciation: −$12,175
• Taxable loss: −$15,687
• Est. tax savings @ 24.0%: +$3,765
• After-tax cash flow: $-4,326/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 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Modernizes the space and adds 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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Gulf Hills

• Score: 71/100
• State rank: #38
• US rank: #7310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulf Hills, MS
• County: Jackson County · 82,196 people
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 43,240
• Household income: $78,596
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 734.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 5% Slovak 4% Romanian 2%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 93% English-only · Spanish 3% Vietnamese 2% Tagalog/Filipino 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.77%
• Current HPI: 204.2244
• Rent YoY: ▲ 1.31%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+0.8% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $364,990 Zillow
• 2026-03-05 Listed $361,990 Zillow