Camellia V G Plan · Gulf Hills, MS 39564

$328,990

4 bd · 2.0 ba · 2,204 sqft · SingleFamily · 145 Days on market

Good condition

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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 +7.3/30.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• 1% rule +2.1/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Camellia V G floor plan by DSLD Homes-a beautifully designed, energy-efficient home offering the perfect combination of comfort, style, and functionality. With 2,204 square feet of living space, this home delivers a spacious layout ideal for growing families or anyone who loves open, modern living. The open floor plan creates a seamless flow between the kitchen, living, and dining areas, allowing for easy entertaining and everyday living. With four bedrooms and two full bathrooms, the Camellia V G offers both space and privacy, making it ideal for a variety of lifestyles. The kitchen is equipped with recessed can lighting, a walk-in pantry for ample storage, and a boot bench in the mudroom area for added organization. The bright and inviting living room is perfect for family gatherings and quiet evenings alike. The master suite is your private retreat, featuring a double vanity, a luxurious garden tub, a separate walk-in shower, and a walk-in closet designed for comfort and convenience. With a durable and attractive brick and siding exterior, the Camellia V G blends timeless style with curb appeal. Step outside to the covered patio, perfect for relaxing outdoors, grilling, or entertaining guests. A two-car garage provides both parking and additional storage space.

Key facts

• Open floor plan
• Boot bench
• Covered patio

Tags

• ENERGY EFFICIENT HOME
• OPEN FLOOR PLAN
• WALK IN PANTRY
• BOOT BENCH
• COVERED PATIO
• BRICK AND SIDING EXTERIOR

🏗️ New construction. The $328,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $330,628.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $329k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-442 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (29.1% below list).
• Recommended offer: $233k (29.1% 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+, amenities F, commute 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.
• Zoned schools: St Martin East Elementary School (math 67% / reading 57%, grade B, #18 of 375 statewide, top 5%, 685 students, 100% FRL); St. Martin Middle School (math 44% / reading 39%, grade F, #53 of 179 statewide, top 30%, 995 students, 100% FRL); St Martin High School (math 65% / reading 49%, grade C, #8 of 197 statewide, top 4%, 1,283 students, 100% FRL) — zoned schools average 100% FRL vs 50% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 892 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 36% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Recommended offer $233,242 (29.1% 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 145 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.73%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (median comp): $330,628
• List price: $328,990
• Delta: -0.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12161 Walker Rd	0.02mi	4/2.0	2,204 (0%)	1mo	$332,055	$151	98
12141 Walker Rd	0.12mi	4/2.0	2,204 (0%)	2mo	$332,290	$151	92
7258 Pencarrow Cir	0.10mi	4/3.0	2,092 (-5%)	4mo	$325,195	$155	80
7749 Claymont Cir	0.08mi	4/3.0	2,092 (-5%)	8mo	$333,015	$159	77
7277 Pencarrow Cir	0.10mi	4/2.0	1,986 (-10%)	2mo	$323,151	$163	77
7270 Pencarrow Cir	0.10mi	4/2.0	1,986 (-10%)	3mo	$328,824	$166	76
12140 Walker Rd	0.08mi	4/2.0	1,986 (-10%)	4mo	$321,454	$162	76
2113 Toulouse St	0.33mi	4/2.5	1,992 (-10%)	0mo	$245,000	$123	66
11424 Memphis Cir	0.53mi	4/2.0	2,314 (+5%)	8mo	$339,500	$147	61
7621 Falcon Cir	0.29mi	3/2.0 (-1)	1,884 (-14%)	0mo	$299,995	$159	57
11436 Memphis Cir	0.57mi	4/2.0	1,986 (-10%)	3mo	$323,500	$163	54
11460 Memphis Cir	0.65mi	3/2.0 (-1)	1,925 (-13%)	5mo	$339,900	$177	40

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: -28.0%
• Equity multiple: 0.08×
• Total profit: $-85,610
• Equity at exit: $49,298

10-year hold

• IRR: -34.5%
• Equity multiple: -0.36×
• Total profit: $-126,147
• Equity at exit: $28,587

Cash invested: $92,576 (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: 19 active · 16 under contract
• Months of supply: 5.4 mo (18%/mo absorbed)
• Median asking: $315,000 ($156/sqft)
• Median days on market: 145 d
• This list price: 68% of active listings are priced below it
• ARV vs active asking: -3.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 892
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,332 medium
• Mortgage (P&I): −$1,734
• Tax est. 1.5%: −$413 /mo · $4,959/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-442

Break-even live

Break-even rent $2,892

Max offer price $266,630

Occupancy floor —

Sensitivity live

Price	-10% $-214	-5% $-328	+0% $-442	+5% $-557	+10% $-671
Rent	-10% $-627	-5% $-534	+0% $-442	+5% $-350	+10% $-258
Rate	-1.0pp $-276	-0.5pp $-358	base $-442	+0.5pp $-528	+1.0pp $-615

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: $82,657
• Closing costs: $9,919
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	70d	1	1.50mi

Listing history 48 events

1. 2026-07-27
   days on market $328,990 Active 145 DOM
2. 2026-07-25
   days on market $328,990 Active 143 DOM
3. 2026-07-24
   days on market $328,990 Active 142 DOM
4. 2026-07-23
   days on market $328,990 Active 141 DOM
5. 2026-07-22
   days on market $328,990 Active 140 DOM
6. 2026-07-21
   days on market $328,990 Active 139 DOM
7. 2026-07-18
   days on market $328,990 Active 136 DOM
8. 2026-07-16
   days on market $328,990 Active 134 DOM
9. 2026-07-16
   days on market $328,990 Active 133 DOM
10. 2026-07-14
    days on market $328,990 Active 132 DOM
11. 2026-07-13
    days on market $328,990 Active 131 DOM
12. 2026-07-12
    days on market $328,990 Active 130 DOM
13. 2026-07-11
    days on market $328,990 Active 129 DOM
14. 2026-07-10
    days on market $328,990 Active 128 DOM
15. 2026-07-09
    days on market $328,990 Active 127 DOM
16. 2026-07-08
    days on market $328,990 Active 126 DOM
17. 2026-07-07
    days on market $328,990 Active 125 DOM
18. 2026-07-06
    days on market $328,990 Active 124 DOM
19. 2026-07-05
    days on market $328,990 Active 123 DOM
20. 2026-07-04
    days on market $328,990 Active 122 DOM
21. 2026-07-03
    days on market $328,990 Active 121 DOM
22. 2026-07-02
    days on market $328,990 Active 120 DOM
23. 2026-07-01
    days on market $328,990 Active 119 DOM
24. 2026-06-30
    days on market $328,990 Active 118 DOM
25. 2026-06-29
    days on market $328,990 Active 117 DOM
26. 2026-06-28
    days on market $328,990 Active 116 DOM
27. 2026-06-28
    days on market $328,990 Active 115 DOM
28. 2026-06-27
    days on market $328,990 Active 114 DOM
29. 2026-06-25
    days on market $328,990 Active 112 DOM
30. 2026-06-23
    days on market $328,990 Active 110 DOM
31. 2026-06-21
    days on market $328,990 Active 109 DOM
32. 2026-06-18
    days on market $328,990 Active 106 DOM
33. 2026-06-17
    days on market $328,990 Active 105 DOM
34. 2026-06-16
    days on market $328,990 Active 104 DOM
35. 2026-06-15
    days on market $328,990 Active 103 DOM
36. 2026-06-14
    days on market $328,990 Active 101 DOM
37. 2026-06-13
    days on market $328,990 Active 100 DOM
38. 2026-06-10
    days on market $328,990 Active 98 DOM
39. 2026-06-09
    days on market $328,990 Active 97 DOM
40. 2026-06-08
    days on market $328,990 Active 96 DOM
41. 2026-06-07
    days on market $328,990 Active 95 DOM
42. 2026-06-05
    days on market $328,990 Active 92 DOM
43. 2026-06-03
    days on market $328,990 Active 91 DOM
44. 2026-06-02
    days on market $328,990 Active 90 DOM
45. 2026-06-01
    days on market $328,990 Active 89 DOM
46. 2026-05-31
    days on market $328,990 Active 88 DOM
47. 2026-05-30
    days on market $328,990 Active 87 DOM
48. 2026-03-05
    listed $328,990 Active 1495-char remark

    Show marketing remark (1495 chars)

    Welcome to the Camellia V G floor plan by DSLD Homes-a beautifully designed, energy-efficient home offering the perfect combination of comfort, style, and functionality. With 2,204 square feet of living space, this home delivers a spacious layout ideal for growing families or anyone who loves open, modern living. The open floor plan creates a seamless flow between the kitchen, living, and dining areas, allowing for easy entertaining and everyday living. With four bedrooms and two full bathrooms, the Camellia V G offers both space and privacy, making it ideal for a variety of lifestyles. The kitchen is equipped with recessed can lighting, a walk-in pantry for ample storage, and a boot bench in the mudroom area for added organization. The bright and inviting living room is perfect for family gatherings and quiet evenings alike. The master suite is your private retreat, featuring a double vanity, a luxurious garden tub, a separate walk-in shower, and a walk-in closet designed for comfort and convenience. With a durable and attractive brick and siding exterior, the Camellia V G blends timeless style with curb appeal. Step outside to the covered patio, perfect for relaxing outdoors, grilling, or entertaining guests. A two-car garage provides both parking and additional storage space. As with every DSLD home, the Camellia V G is built with high-quality materials and energy-efficient features that reduce utility costs and environmental impact-offering smart savings and sustaina

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,989
• − Mortgage interest: −$18,520
• − Property taxes: −$4,959
• − Insurance: −$1,653
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$9,618
• Taxable loss: −$11,240
• Est. tax savings @ 24.0%: +$2,698
• After-tax cash flow: $-2,610/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 ROI with updates focusing on curb appeal and interior aesthetics.

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 — Enhances functionality and aesthetics ↑
• Both New lighting fixtures — Enhances functionality and aesthetics ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary St Martin East Elementary School B MS #18/375 Nat'l #6,217/41,679 Middle St Martin Upper Elementary F MS #100/375 Nat'l #17,190/41,679 High St Martin High School C MS #8/197 Nat'l #4,077/17,239

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

B Composite livability gradescore 71/100

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 · 146,926 people
• City population: 43,240
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 43,240
• Household income: $78,596
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 12% of renters

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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%

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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%

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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

1 event — show timeline

• 2026-03-05 Listed $328,990 Zillow