18026 Cypress Pointe Dr · Gulfport, MS 39503

$235,000

3 bd · 1.0 ba · 1,813 sqft · SingleFamily public records · 286 Days on market

Built 2005 6,098 sqft lot $130/sqft · 13% below area Est $262k · 10% under

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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 +14.2/30.0
• ARV discount +12.1/15.0
• DSCR +4.3/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely 3 bedroom 2 bath home is ready and waiting for its new family! The open floor plan, which includes a formal dining area as well as a breakfast nook, is designed for family gatherings and entertainment! Ready for some football -enjoy the game on the 75 inch flat screen tv that comes with the home! Schedule your private showing today!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $39 ($464/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 $198k (15.7% below list).
• Recommended offer: $198k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.9% 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); 763 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $2k of loan paydown is wiped out by about $7k 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 286 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,114 (15.7% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (median comp): $261,888
• List price: $235,000
• Delta: -10.27%
• 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
18119 Evergreen Dr	0.25mi	3/2.0	1,878 (+4%)	1mo	$279,900	$149	77
18080 Lakeshore Dr	0.37mi	3/2.0	1,848 (+2%)	4mo	$285,650	$155	72
18081 Lakeshore Dr	0.39mi	3/2.0	1,848 (+2%)	5mo	$290,555	$157	70
18062 Lake Vista Dr	0.13mi	3/2.0	1,600 (-12%)	1mo	$225,000	$141	70
18123 Lakeshore Dr	0.38mi	3/2.0	1,848 (+2%)	8mo	$286,600	$155	69
18105 Lakeshore Dr	0.38mi	3/2.0	1,848 (+2%)	8mo	$285,985	$155	69
11282 River Bend Dr	0.13mi	3/2.0	1,600 (-12%)	2mo	$229,000	$143	68
11298 Cypress Bayou Dr	0.05mi	4/2.0 (+1)	1,989 (+10%)	6mo	$149,000	$75	68
18017 Green Leaves Dr	0.12mi	3/2.0	1,624 (-10%)	7mo	$235,000	$145	68
18099 Lakeshore Dr	0.38mi	4/2.5 (+1)	1,851 (+2%)	3mo	$285,010	$154	66
11174 River Bend Dr	0.25mi	4/2.0 (+1)	1,999 (+10%)	2mo	$262,176	$131	60
10474 New Hope Rd	0.66mi	3/2.0	1,788 (-1%)	4mo	$299,000	$167	59

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: -11.1%
• Equity multiple: 0.58×
• Total profit: $-27,377
• Equity at exit: $35,039

10-year hold

• IRR: 2.9%
• Equity multiple: 1.24×
• Total profit: $16,066
• Equity at exit: $20,319

Cash invested: $65,800 (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: 763
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$196 /mo · $2,354/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $39

Break-even live

Break-even rent $1,932

Max offer price $235,000

Occupancy floor 93%

Sensitivity live

Price	-10% $172	-5% $105	+0% $39	+5% $-28	+10% $-94
Rent	-10% $-118	-5% $-40	+0% $39	+5% $117	+10% $195
Rate	-1.0pp $157	-0.5pp $98	base $39	+0.5pp $-22	+1.0pp $-84

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18052 Green Leaves Dr Gulfport, MS	3.0	2.0	1485	$1,800	$1.21	22d	1	0.13mi
11415 Oak Alley Dr Gulfport, MS	3.0	2.0	1495	$1,975	$1.32	14d	1	0.29mi
11571 Caroline Ct Gulfport, MS	3.0	2.0	1950	$2,000	$1.03	44d	1	0.62mi
11604 Caroline Ct Gulfport, MS	3.0	2.0	1660	$1,850	$1.11	45d	1	0.66mi
10749 Chapelwood Dr Gulfport, MS	4.0	2.5	2306	$2,250	$0.98	44d	1	0.90mi
10388 Sweet Bay Dr Gulfport, MS	3.0	2.0	1463	$1,800	$1.23	14d	1	1.12mi
10667 Wren Grv Gulfport, MS	4.0	3.0	2076	$2,850	$1.37	44d	1	1.14mi
17986 Restoration Cir Gulfport, MS	3.0	2.5	1730	$2,100	$1.21	14d	1	1.20mi
10536 Sweet Bay Dr Gulfport, MS	4.0	2.0	1961	$2,349	$1.20	14d	1	1.32mi
18137 Canal Junction Dr Gulfport, MS	3.0	2.0	1413	$1,750	$1.24	44d	1	1.33mi
18186 Southern Magnolia Cv Gulfport, MS	4.0	2.0	2054	$2,300	$1.12	14d	1	1.35mi
11601 Oaklane Dr Gulfport, MS	3.0	2.0	1568	$1,525	$0.97	14d	1	1.43mi

Listing history 28 events

1. 2026-06-18
   days on market $235,000 Active 286 DOM
2. 2026-06-17
   days on market $235,000 Active 285 DOM
3. 2026-06-16
   days on market $235,000 Active 284 DOM
4. 2026-06-15
   days on market $235,000 Active 283 DOM
5. 2026-06-14
   days on market $235,000 Active 281 DOM
6. 2026-06-13
   days on market $235,000 Active 280 DOM
7. 2026-06-10
   days on market $235,000 Active 278 DOM
8. 2026-06-09
   days on market $235,000 Active 277 DOM
9. 2026-06-08
   days on market $235,000 Active 276 DOM
10. 2026-06-07
    days on market $235,000 Active 275 DOM
11. 2026-06-02
    days on market $235,000 Active 270 DOM
12. 2026-06-01
    days on market $235,000 Active 269 DOM
13. 2026-05-31
    days on market $235,000 Active 268 DOM
14. 2026-05-30
    days on market $235,000 Active 267 DOM
15. 2026-05-01
    status Active 347-char remark

    Show marketing remark (347 chars)

    This lovely 3 bedroom 2 bath home is ready and waiting for its new family! The open floor plan, which includes a formal dining area as well as a breakfast nook, is designed for family gatherings and entertainment! Ready for some football -enjoy the game on the 75 inch flat screen tv that comes with the home! Schedule your private showing today!

16. 2026-04-30
    historical 347-char remark

    Show marketing remark (347 chars)

    This lovely 3 bedroom 2 bath home is ready and waiting for its new family! The open floor plan, which includes a formal dining area as well as a breakfast nook, is designed for family gatherings and entertainment! Ready for some football -enjoy the game on the 75 inch flat screen tv that comes with the home! Schedule your private showing today!

17. 2026-01-06
    price $235,000 347-char remark

    Show marketing remark (347 chars)

    This lovely 3 bedroom 2 bath home is ready and waiting for its new family! The open floor plan, which includes a formal dining area as well as a breakfast nook, is designed for family gatherings and entertainment! Ready for some football -enjoy the game on the 75 inch flat screen tv that comes with the home! Schedule your private showing today!

18. 2025-09-27
    price $239,900 347-char remark

    Show marketing remark (347 chars)

    This lovely 3 bedroom 2 bath home is ready and waiting for its new family! The open floor plan, which includes a formal dining area as well as a breakfast nook, is designed for family gatherings and entertainment! Ready for some football -enjoy the game on the 75 inch flat screen tv that comes with the home! Schedule your private showing today!

19. 2025-09-04
    listed $243,500 Active 347-char remark

    Show marketing remark (347 chars)

    This lovely 3 bedroom 2 bath home is ready and waiting for its new family! The open floor plan, which includes a formal dining area as well as a breakfast nook, is designed for family gatherings and entertainment! Ready for some football -enjoy the game on the 75 inch flat screen tv that comes with the home! Schedule your private showing today!

20. 2022-11-15
    soldstatus
21. 2022-11-09
    soldstatus Closed 332-char remark

    Show marketing remark (332 chars)

    MOTIVATED SELLERS! Offering help with some buyer's closing costs and a one year home warranty!!! Space and location all in one? Check! Conveniently located close to I-10, airport and shopping; this home features 3 spacious bedrooms and 2 full baths, two dining spaces, garage, fenced backyard and more. Don't miss out! Bring offer!!

22. 2022-09-18
    status Pending 332-char remark

    Show marketing remark (332 chars)

    MOTIVATED SELLERS! Offering help with some buyer's closing costs and a one year home warranty!!! Space and location all in one? Check! Conveniently located close to I-10, airport and shopping; this home features 3 spacious bedrooms and 2 full baths, two dining spaces, garage, fenced backyard and more. Don't miss out! Bring offer!!

23. 2022-09-13
    price $225,000 332-char remark

    Show marketing remark (332 chars)

    MOTIVATED SELLERS! Offering help with some buyer's closing costs and a one year home warranty!!! Space and location all in one? Check! Conveniently located close to I-10, airport and shopping; this home features 3 spacious bedrooms and 2 full baths, two dining spaces, garage, fenced backyard and more. Don't miss out! Bring offer!!

24. 2022-08-24
    listed $229,000 Active 332-char remark

    Show marketing remark (332 chars)

    MOTIVATED SELLERS! Offering help with some buyer's closing costs and a one year home warranty!!! Space and location all in one? Check! Conveniently located close to I-10, airport and shopping; this home features 3 spacious bedrooms and 2 full baths, two dining spaces, garage, fenced backyard and more. Don't miss out! Bring offer!!

25. 2018-12-03
    soldstatus
26. 2018-11-30
    soldstatus
27. 2018-10-10
    listed $159,900
28. 2013-08-27
    soldstatus

ⓘ 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: $2,354 · $196/mo
• Projected year-2 tax: $2,354 · $196/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 10/10 Extreme 7 d/yr ≥108°F today · 23 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: $23,774
• − Mortgage interest: −$13,164
• − Property taxes: −$2,354
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$6,836
• Taxable loss: −$3,559
• Est. tax savings @ 24.0%: +$854
• After-tax cash flow: $1,318/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 — 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

• 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

+47.0% since first listed

14 events — show timeline

• 2026-05-01 Relisted — MLSU
• 2026-04-30 Listing Removed — MLSU
• 2026-01-06 Price Changed $235,000 MLSU
• 2025-09-27 Price Changed $239,900 MLSU
• 2025-09-04 Listed $243,500 MLSU
• 2022-11-15 Sold (Public Records) — Public Records
• 2022-11-09 Sold (MLS) — MLSU
• 2022-09-18 Pending — MLSU
• 2022-09-13 Price Changed $225,000 MLSU
• 2022-08-24 Listed $229,000 MLSU
• 2018-12-03 Sold (Public Records) — Public Records
• 2018-11-30 Sold (MLS) — MLSU
• 2018-10-10 Listed $159,900 MLSU
• 2013-08-27 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,354 · +11.1% YoY. Source: county tax records.