11118 Oakcrest Dr · D'Iberville, MS 39540

$284,900

4 bd · 1.0 ba · 2,240 sqft · SingleFamily public records · 7 Days on market

Built 1999 6,098 sqft lot $127/sqft · 9% above area Est $268k · 6% over

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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 +19.2/30.0
• DSCR +6.1/10.0
• ARV discount +4.6/15.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

XL HOME IN D'IBERVILLE SCHOOL DISTRICT WITH NO FLOOD ZONE!!! Need space? You've got plenty with this home. 4 bedrooms with 3 full baths, dining room, breakfast room w/LED fireplace and plenty of space in the kitchen! Cul-de-sac street and located close to casinos, shopping at The Promenade and Keesler Air Force Base. EXPLORE THIS HOME IN TRUE 3D AT THIS WEB ADDRESS: https://my.matterport.com/show/?m=skLjKmQX8eX&brand=0

Key facts

• Access to schools
• Storage shed
• Fenced backyard

Tags

• FENCED BACKYARD
• STORAGE SHED
• ACCESS TO SCHOOLS
• MINUTES FROM SHOPPING
• EASY ACCESS TO HIGHWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (8.8% below list).
• Recommended offer: $260k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 5.4% in D'Iberville — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 89 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $25k (8%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,698 (8.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (median comp): $267,542
• List price: $284,900
• Delta: 6.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11047 Oakcrest Dr	0.14mi	4/2.5	1,974 (-12%)	1mo	$268,500	$136	67
874 Brentwood Dr	0.69mi	4/2.0	2,166 (-3%)	6mo	$285,000	$132	53
5031 West Gay Rd	0.54mi	4/2.0	2,000 (-11%)	5mo	$515,000	$258	49
872 Brentwood Dr	0.71mi	4/2.0	2,317 (+3%)	15mo	$300,000	$129	44
487 Ginger Dr	0.59mi	3/2.0 (-1)	2,112 (-6%)	12mo	$84,900	$40	44
833 Heron Cv	0.73mi	3/2.0 (-1)	2,075 (-7%)	10mo	$273,000	$132	37
352 Annette Ln	0.73mi	3/2.0 (-1)	1,988 (-11%)	8mo	$184,000	$93	31
842 Eagle Eyrie Dr	0.61mi	3/2.0 (-1)	2,067 (-8%)	24mo	$268,500	$130	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-26,618
• Equity at exit: $42,480

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,716
• Equity at exit: $24,633

Cash invested: $79,772 (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 39540

• Home prices YoY: -30.9%
• Active inventory: 89
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,597 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$130 /mo · $1,564/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $308

Break-even live

Break-even rent $2,206

Max offer price $284,900

Occupancy floor 83%

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
876 Kirkwood Dr Biloxi, MS	4.0	3.0	2008	$2,300	$1.15	44d	1	0.73mi
327 Dianne Dr Diberville, MS	4.0	2.0	1500	$1,100	$0.73	13d	1	0.74mi
608 Kimberly Dr Diberville, MS	3.0	2.0	1509	$1,575	$1.04	21d	1	0.84mi
4441 Audubon Trl Biloxi, MS	3.0	2.5	1704	$3,800	$2.23	21d	1	0.85mi
508 Tasha Dr Diberville, MS	3.0	2.0	1890	$3,200	$1.69	44d	1	0.91mi
10480 Auto Mall Pkwy Diberville, MS	1.0–3.0	1.0–2.0	1281	$1,907	$1.49	13d	1	0.98mi
611 Peach St D'Iberville, MS	3.0	2.5	1589	$2,500	$1.57	44d	1	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $284,900 Active 7 DOM
2. 2026-06-17
   days on market $284,900 Active 6 DOM
3. 2026-06-16
   days on market $284,900 Active 5 DOM
4. 2026-06-15
   days on market $284,900 Active 4 DOM
5. 2026-06-14
   days on market $284,900 Active 2 DOM
6. 2026-06-13
   remarks 660-char remark
7. 2026-06-13
   statusdays on marketlisting id $284,900 Active 1 DOM
8. 2026-05-06
   historical
9. 2026-04-30
   price $284,900
10. 2026-02-25
    price $299,950
11. 2026-02-06
    listed $310,000 Active
12. 2022-10-06
    soldstatus
13. 2022-10-03
    soldstatus Closed 432-char remark

    Show marketing remark (432 chars)

    XL HOME IN D'IBERVILLE SCHOOL DISTRICT WITH NO FLOOD ZONE!!! Need space? You've got plenty with this home. 4 bedrooms with 3 full baths, dining room, breakfast room w/LED fireplace and plenty of space in the kitchen! Cul-de-sac street and located close to casinos, shopping at The Promenade and Keesler Air Force Base. EXPLORE THIS HOME IN TRUE 3D AT THIS WEB ADDRESS: https://my.matterport.com/show/?m=skLjKmQX8eX&brand=0

14. 2022-08-26
    status Pending 432-char remark

    Show marketing remark (432 chars)

    XL HOME IN D'IBERVILLE SCHOOL DISTRICT WITH NO FLOOD ZONE!!! Need space? You've got plenty with this home. 4 bedrooms with 3 full baths, dining room, breakfast room w/LED fireplace and plenty of space in the kitchen! Cul-de-sac street and located close to casinos, shopping at The Promenade and Keesler Air Force Base. EXPLORE THIS HOME IN TRUE 3D AT THIS WEB ADDRESS: https://my.matterport.com/show/?m=skLjKmQX8eX&brand=0

15. 2022-07-29
    price $264,900 432-char remark

    Show marketing remark (432 chars)

    XL HOME IN D'IBERVILLE SCHOOL DISTRICT WITH NO FLOOD ZONE!!! Need space? You've got plenty with this home. 4 bedrooms with 3 full baths, dining room, breakfast room w/LED fireplace and plenty of space in the kitchen! Cul-de-sac street and located close to casinos, shopping at The Promenade and Keesler Air Force Base. EXPLORE THIS HOME IN TRUE 3D AT THIS WEB ADDRESS: https://my.matterport.com/show/?m=skLjKmQX8eX&brand=0

16. 2022-06-21
    price $269,900 432-char remark

    Show marketing remark (432 chars)

    XL HOME IN D'IBERVILLE SCHOOL DISTRICT WITH NO FLOOD ZONE!!! Need space? You've got plenty with this home. 4 bedrooms with 3 full baths, dining room, breakfast room w/LED fireplace and plenty of space in the kitchen! Cul-de-sac street and located close to casinos, shopping at The Promenade and Keesler Air Force Base. EXPLORE THIS HOME IN TRUE 3D AT THIS WEB ADDRESS: https://my.matterport.com/show/?m=skLjKmQX8eX&brand=0

17. 2022-06-03
    listed $279,900 Active 432-char remark

    Show marketing remark (432 chars)

    XL HOME IN D'IBERVILLE SCHOOL DISTRICT WITH NO FLOOD ZONE!!! Need space? You've got plenty with this home. 4 bedrooms with 3 full baths, dining room, breakfast room w/LED fireplace and plenty of space in the kitchen! Cul-de-sac street and located close to casinos, shopping at The Promenade and Keesler Air Force Base. EXPLORE THIS HOME IN TRUE 3D AT THIS WEB ADDRESS: https://my.matterport.com/show/?m=skLjKmQX8eX&brand=0

18. 2014-09-23
    soldstatus
19. 2014-09-19
    soldstatus
20. 2014-07-18
    listed $159,900
21. 2014-05-12
    soldstatus
22. 2014-02-27
    listed $117,000

ⓘ 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: $1,564 · $130/mo
• Projected year-2 tax: $2,251 · $188/mo
• Expected delta: +$686/yr (+$57/mo · 43.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 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: $31,164
• − Mortgage interest: −$15,959
• − Property taxes: −$1,564
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − Depreciation: −$8,288
• Taxable loss: −$1,058
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $3,956/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.

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 — D'Iberville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: D'Iberville, MS
• Population (ZIP): 13,033

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 0.60)
• Race & ethnicity: White 60% Black 18% Asian 10% Two or more races 9% Hispanic / Latino 9%
• Common ancestry: Romanian 5% Slovak 4% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 85% English-only · Spanish 6% Vietnamese 6% Other Asian/Pacific 1%

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: ▼ -83.70%
• Current HPI: 187.2895
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+143.5% since first listed

15 events — show timeline

• 2026-05-06 Listing Removed — MLSU
• 2026-04-30 Price Changed $284,900 MLSU
• 2026-02-25 Price Changed $299,950 MLSU
• 2026-02-06 Listed $310,000 MLSU
• 2022-10-06 Sold (Public Records) — Public Records
• 2022-10-03 Sold (MLS) — MLSU
• 2022-08-26 Pending — MLSU
• 2022-07-29 Price Changed $264,900 MLSU
• 2022-06-21 Price Changed $269,900 MLSU
• 2022-06-03 Listed $279,900 MLSU
• 2014-09-23 Sold (Public Records) — Public Records
• 2014-09-19 Sold (MLS) — MLSU
• 2014-07-18 Listed $159,900 MLSU
• 2014-05-12 Sold (MLS) — MLSU
• 2014-02-27 Listed $117,000 MLSU

Property tax history

-5.0%/yr

Latest (2025): $1,564 · +5.4% YoY. Source: county tax records.