16755 Desmare St · Lyman, MS 39503

$255,000

3 bd · 1.0 ba · 1,712 sqft · SingleFamily public records · 26 Days on market

Built 2020 Good condition 6,969 sqft lot Est $349k · 27% under · waterfront $17/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +12.6/30.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home in Belvedere Place. Offers 3 bedrooms, 2 full bathrooms with an open design. Has a breakfast area with a separate dining area. Special Features: Covered rear patio, tray ceilings and 2 walk-in closets in the Primary Bedroom, Frigidaire Stainless appliances, 3cm granite counters, ceramic tile floors in all wet areas, ceiling fans in living room and Primary. Energy Efficient Features: Rheem tankless gas water heater, and low E tilt-in windows, and radiant barrier roof decking.

Key facts

• Two walk-in closets
• Breakfast area
• 6,969 sq ft lot

Tags

• UPGRADED CEILING FANS
• NEW STAINLESS STEEL APPLIANCES
• 3CM GRANITE COUNTERTOPS
• CERAMIC TILE FLOORING
• BREAKFAST AREA
• TWO WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-34 ($-410/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (17.9% below list).
• Recommended offer: $209k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.4% in Lyman — 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 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); 770 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 26 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $209,437 (17.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.82% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $348,991
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16755 Desmare St	0.00mi	3/2.0	1,685 (-2%)	1mo	$255,000	$151	92
16823 Alcorn Ave	0.03mi	3/2.0	1,650 (-4%)	2mo	$245,000	$148	87
16951 Acron St	0.33mi	3/2.0	1,714 (+0%)	4mo	$235,000	$137	77
16959 Acron St	0.34mi	3/2.0	1,644 (-4%)	1mo	$239,900	$146	72
15085 Baylor Ave	0.40mi	3/2.0	1,719 (+0%)	6mo	$229,000	$133	72
14496 3rd Ave	0.47mi	3/2.0	1,720 (+0%)	6mo	$179,900	$105	68
16974 Alcorn Ave	0.32mi	3/2.0	1,624 (-5%)	6mo	$250,000	$154	68
16255 Millsaps Ave	0.09mi	3/2.0	1,936 (+13%)	4mo	$295,500	$153	67
15146 Oberlin Ave	0.28mi	3/2.0	1,495 (-13%)	1mo	$229,900	$154	61
16418 Millsaps Ave	0.28mi	4/2.0 (+1)	1,885 (+10%)	1mo	$285,000	$151	60
15562 Soaring Loop	0.75mi	3/2.0	1,925 (+12%)	1mo	$287,900	$150	40
15114 High Point Dr	0.74mi	3/2.0	1,517 (-11%)	4mo	$250,960	$165	39

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: -13.1%
• Equity multiple: 0.51×
• Total profit: $-34,768
• Equity at exit: $38,021

10-year hold

• IRR: 1.0%
• Equity multiple: 1.08×
• Total profit: $5,830
• Equity at exit: $22,048

Cash invested: $71,400 (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: 770
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,094 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$228 /mo · $2,739/yr
• Insurance: −$106
• HOA: −$17
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-34

Break-even live

Break-even rent $2,138

Max offer price $248,959

Occupancy floor 97%

Sensitivity live

Price	-10% $110	-5% $38	+0% $-34	+5% $-106	+10% $-179
Rent	-10% $-200	-5% $-117	+0% $-34	+5% $49	+10% $131
Rate	-1.0pp $94	-0.5pp $31	base $-34	+0.5pp $-100	+1.0pp $-167

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.85mi
15740 Rachael Dr Gulfport, MS	4.0	2.0	1928	$2,400	$1.24	15d	1	1.37mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: watergas

Listing history 7 events

1. 2026-04-13
   status Pending
2. 2026-03-18
   listed $255,000 Active
3. 2023-07-14
   soldstatus Closed 495-char remark

   Show marketing remark (495 chars)

   Beautiful home in Belvedere Place. Offers 3 bedrooms, 2 full bathrooms with an open design. Has a breakfast area with a separate dining area. Special Features: Covered rear patio, tray ceilings and 2 walk-in closets in the Primary Bedroom, Frigidaire Stainless appliances, 3cm granite counters, ceramic tile floors in all wet areas, ceiling fans in living room and Primary. Energy Efficient Features: Rheem tankless gas water heater, and low E tilt-in windows, and radiant barrier roof decking.

4. 2023-06-13
   status Pending 495-char remark

   Show marketing remark (495 chars)

   Beautiful home in Belvedere Place. Offers 3 bedrooms, 2 full bathrooms with an open design. Has a breakfast area with a separate dining area. Special Features: Covered rear patio, tray ceilings and 2 walk-in closets in the Primary Bedroom, Frigidaire Stainless appliances, 3cm granite counters, ceramic tile floors in all wet areas, ceiling fans in living room and Primary. Energy Efficient Features: Rheem tankless gas water heater, and low E tilt-in windows, and radiant barrier roof decking.

5. 2023-03-01
   listed $253,000 Active 495-char remark

   Show marketing remark (495 chars)

   Beautiful home in Belvedere Place. Offers 3 bedrooms, 2 full bathrooms with an open design. Has a breakfast area with a separate dining area. Special Features: Covered rear patio, tray ceilings and 2 walk-in closets in the Primary Bedroom, Frigidaire Stainless appliances, 3cm granite counters, ceramic tile floors in all wet areas, ceiling fans in living room and Primary. Energy Efficient Features: Rheem tankless gas water heater, and low E tilt-in windows, and radiant barrier roof decking.

6. 2020-06-11
   soldstatus 717-char remark

   Show marketing remark (717 chars)

   The SORRENTO IV G in Belvedere Place community offers a 3 bedroom, 2 full bathroom open design with a breakfast area and separate dining area. Located on a lot that backs to a green space. Special Features: covered rear patio, tray ceiling in master, two walk-in closets in the master bath, Frigidaire stainless appliance package, 3cm granite counters, ceramic tile floors in all wet areas, ceiling fans in the living room and master, Honeywell Smart Connect WiFi thermostat, Delta plumbing fixtures, Venetian bronze bathroom fixtures, architectural 30-year shingles, and more! Energy Efficient Features: Rheem tankless gas water heater, low E tilt-in windows, radiant barrier roof decking, and more! Ask for details!

7. 2020-03-11
   listed $171,250 717-char remark

   Show marketing remark (717 chars)

   The SORRENTO IV G in Belvedere Place community offers a 3 bedroom, 2 full bathroom open design with a breakfast area and separate dining area. Located on a lot that backs to a green space. Special Features: covered rear patio, tray ceiling in master, two walk-in closets in the master bath, Frigidaire stainless appliance package, 3cm granite counters, ceramic tile floors in all wet areas, ceiling fans in the living room and master, Honeywell Smart Connect WiFi thermostat, Delta plumbing fixtures, Venetian bronze bathroom fixtures, architectural 30-year shingles, and more! Energy Efficient Features: Rheem tankless gas water heater, low E tilt-in windows, radiant barrier roof decking, and more! Ask for details!

ⓘ 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: $2,739 · $228/mo
• Projected year-2 tax: $2,739 · $228/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $25,132
• − Mortgage interest: −$14,284
• − Property taxes: −$2,739
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − HOA: −$204
• − Depreciation: −$7,418
• Taxable loss: −$4,809
• Est. tax savings @ 24.0%: +$1,154
• After-tax cash flow: $744/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 · 13 photos

Good 80/100 Cosmetic rehab

This 2020-built home in Belvedere Place offers a good condition with modern updates and a spacious floor plan. It's move-in ready with minor maintenance needed.

Value-add opportunities

• Resale Paint fresh exterior — Enhances curb appeal
• Both Replace ceiling fans with energy-efficient models — Saves energy and improves comfort
• Both Install smart thermostat — Saves energy and improves comfort

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint fresh exterior — Enhances curb appeal ↑
• Both Replace ceiling fans with energy-efficient models — Saves energy and improves comfort ↑
• Both Install smart thermostat — Saves energy and improves comfort ↑

ⓘ 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

• Census place: Lyman, MS
• County: Harrison County · 178,171 people
• 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

+48.9% since first listed

7 events — show timeline

• 2026-04-13 Pending — MLSU
• 2026-03-18 Listed $255,000 MLSU
• 2023-07-14 Sold (MLS) — MLSU
• 2023-06-13 Pending — MLSU
• 2023-03-01 Listed $253,000 MLSU
• 2020-06-11 Sold (MLS) — MLSU
• 2020-03-11 Listed $171,250 MLSU

Property tax history

+64.9%/yr

Latest (2025): $2,739 · +16.2% YoY. Source: county tax records.