5374 Leeds Ln · D'Iberville, MS 39532

$300,000

4 bd · 1.0 ba · 1,846 sqft · SingleFamily public records · 50 Days on market

Built 2023 8,276 sqft lot $163/sqft · at area comps Est $312k · at est. $17/mo HOA · 1% of rent

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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 +11.1/30.0
• ARV discount +9.2/15.0
• Schools +4.2/10.0
• DSCR +3.2/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4 bedroom, 2 bath home has a gorgeous open floor plan, granite throughout, Mohawk luxury vinyl planking, soft-close cabinets, tray ceilings, large primary bedroom with separate soaking tub and walk-in shower, HUGE walk-in closet, fully equipped smart home system (builder pays for 1st 3 years of smart system app) and much more! This property is a tree-lined lot and not in a flood zone, only 7 minutes to the promenade and walking distance to Schools. The Highlands is the perfect location, hidden away yet close to everything. Lot 190 is currently under construction and will be completed in March 2023 photos are of a previous build colors and options may vary.

Key facts

• Laundry room
• Soaking tub
• Walk-in shower

Tags

• OPEN-CONCEPT LAYOUT
• UPGRADED APPLIANCES
• LAUNDRY ROOM
• PRIVATE PRIMARY SUITE
• SOAKING TUB
• WALK-IN SHOWER

Property features AI

Finance

• HOA & community: Association with an annual fee of $200 (management included)

Exterior

• Parking: 2-car enclosed garage with garage door opener (faces front); Concrete parking; Total parking for 4 vehicles
• Security: Smoke detector(s); Dead bolt locks
• Utilities: Public water; Public sewer; Fiber to the house; Smart home wiring; Underground utilities
• Home design: Single family residence (house); One story; Model: The Rhett; Move-in ready
• Construction: Vinyl and brick veneer exterior; Architectural shingle roof; Slab foundation; Built by builder (year source: Builder)
• Exterior features: Front porch; Rear porch; Fire pit; Sloped lot

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Freezer; Microwave; Refrigerator; Granite counters; Kitchen island; Pantry
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Double vanity; Granite counters; High ceilings; High speed internet; Kitchen island; Open floorplan; Pantry; Primary bedroom on main level; Recessed lighting; Smart home features; Smart thermostat; Soaking tub; Tray ceilings; Walk-in closets; Dead bolt locks; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Laundry room; Electric water heater; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (25.6% below list).
• Recommended offer: $223k (25.6% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Creekbend Elementary And Middle (979 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 392 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 39% of the median local income ($69k/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 $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

• It's been on market 50 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Recommended offer $223,296 (25.6% 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 50 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.74% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 11.2

CMA / ARV

• ARV (median comp): $312,041
• List price: $300,000
• Delta: -3.86%
• 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
5625 Overland Dr	0.09mi	4/2.0	1,806 (-2%)	1mo	$299,000	$166	87
5350 Leeds Ln	0.16mi	4/2.0	1,864 (+1%)	9mo	$299,900	$161	80
5437 Overland Dr	0.16mi	4/2.0	1,835 (-1%)	10mo	$300,000	$163	79
5730 Overland Dr	0.16mi	4/2.0	1,835 (-1%)	11mo	$278,000	$151	79
5331 Overland Dr	0.33mi	4/2.0	1,835 (-1%)	1mo	$299,999	$163	79
5378 Leeds Ln	0.01mi	4/2.5	1,961 (+6%)	9mo	$259,000	$132	76
5495 Overland Dr	0.13mi	3/2.0 (-1)	1,706 (-8%)	1mo	$279,500	$164	72
5450 Leeds Ln	0.07mi	3/2.0 (-1)	1,706 (-8%)	4mo	$280,000	$164	72
17817 Kelso Dr	0.14mi	3/2.0 (-1)	1,676 (-9%)	11mo	$287,900	$172	60
5267 Fairbury Way	0.42mi	4/2.0	2,115 (+15%)	3mo	$332,500	$157	50
15210 Windmill Ridge Pkwy	0.57mi	4/2.0	2,100 (+14%)	3mo	$319,500	$152	44
15224 Windmill Ridge Pkwy	0.59mi	4/2.0	2,091 (+13%)	6mo	$312,500	$149	41

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-56,473
• Equity at exit: $44,731

10-year hold

• IRR: -12.0%
• Equity multiple: 0.29×
• Total profit: $-59,649
• Equity at exit: $25,939

Cash invested: $84,000 (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 39532

• Rents YoY: 3.0%
• Active inventory: 392
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,233 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$170 /mo · $2,043/yr
• Insurance: −$125
• HOA: −$17
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-121

Break-even live

Break-even rent $2,387

Max offer price $278,551

Occupancy floor —

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5723 Overland Dr Biloxi, MS	3.0	2.0	1736	$2,249	$1.30	21d	1	0.14mi
17813 Kelso Dr D'Iberville, MS	4.0	2.0	1835	$2,300	$1.25	44d	1	0.15mi
15200 Windmill Ridge Pkwy Diberville, MS	4.0	2.0	2091	$2,600	$1.24	44d	1	0.57mi
5126 Fairbury Way Diberville, MS	4.0	2.5	2329	$2,500	$1.07	44d	1	0.64mi
17038 Date Palm Dr Diberville, MS	3.0	2.0	1445	$2,100	$1.45	44d	1	1.28mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 18 events

1. 2026-06-18
   days on market $300,000 Active 50 DOM
2. 2026-06-17
   days on market $300,000 Active 49 DOM
3. 2026-06-16
   days on market $300,000 Active 48 DOM
4. 2026-06-15
   days on market $300,000 Active 47 DOM
5. 2026-06-14
   days on market $300,000 Active 45 DOM
6. 2026-06-13
   days on market $300,000 Active 44 DOM
7. 2026-06-10
   days on market $300,000 Active 42 DOM
8. 2026-06-09
   days on market $300,000 Active 41 DOM
9. 2026-06-08
   days on market $300,000 Active 40 DOM
10. 2026-06-07
    days on market $300,000 Active 39 DOM
11. 2026-06-02
    days on market $300,000 Active 34 DOM
12. 2026-06-01
    days on market $300,000 Active 33 DOM
13. 2026-05-31
    days on market $300,000 Active 32 DOM
14. 2026-05-30
    days on market $300,000 Active 31 DOM
15. 2026-04-29
    listed $300,000 Active 1455-char remark
16. 2023-04-26
    soldstatus Closed 669-char remark

    Show marketing remark (669 chars)

    This 4 bedroom, 2 bath home has a gorgeous open floor plan, granite throughout, Mohawk luxury vinyl planking, soft-close cabinets, tray ceilings, large primary bedroom with separate soaking tub and walk-in shower, HUGE walk-in closet, fully equipped smart home system (builder pays for 1st 3 years of smart system app) and much more! This property is a tree-lined lot and not in a flood zone, only 7 minutes to the promenade and walking distance to Schools. The Highlands is the perfect location, hidden away yet close to everything. Lot 190 is currently under construction and will be completed in March 2023 photos are of a previous build colors and options may vary.

17. 2023-03-29
    status Pending 669-char remark

    Show marketing remark (669 chars)

    This 4 bedroom, 2 bath home has a gorgeous open floor plan, granite throughout, Mohawk luxury vinyl planking, soft-close cabinets, tray ceilings, large primary bedroom with separate soaking tub and walk-in shower, HUGE walk-in closet, fully equipped smart home system (builder pays for 1st 3 years of smart system app) and much more! This property is a tree-lined lot and not in a flood zone, only 7 minutes to the promenade and walking distance to Schools. The Highlands is the perfect location, hidden away yet close to everything. Lot 190 is currently under construction and will be completed in March 2023 photos are of a previous build colors and options may vary.

18. 2023-01-21
    listed $282,900 Active 669-char remark

    Show marketing remark (669 chars)

    This 4 bedroom, 2 bath home has a gorgeous open floor plan, granite throughout, Mohawk luxury vinyl planking, soft-close cabinets, tray ceilings, large primary bedroom with separate soaking tub and walk-in shower, HUGE walk-in closet, fully equipped smart home system (builder pays for 1st 3 years of smart system app) and much more! This property is a tree-lined lot and not in a flood zone, only 7 minutes to the promenade and walking distance to Schools. The Highlands is the perfect location, hidden away yet close to everything. Lot 190 is currently under construction and will be completed in March 2023 photos are of a previous build colors and options may vary.

ⓘ 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: $2,043 · $170/mo
• Projected year-2 tax: $2,370 · $198/mo
• Expected delta: +$327/yr (+$27/mo · 16.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,796
• − Mortgage interest: −$16,805
• − Property taxes: −$2,043
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − HOA: −$204
• − Depreciation: −$8,727
• Taxable loss: −$6,770
• Est. tax savings @ 24.0%: +$1,625
• After-tax cash flow: $168/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

• County: Harrison County · 178,171 people
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 36,662
• Household income: $68,710
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 954.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 15% Two or more races 9% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 5% Italian 2% Serbian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 2% Vietnamese 1% Other Indo-European 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: ▼ -90.04%
• Current HPI: 154.9975
• Rent YoY: ▲ 2.98%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+6.0% since first listed

4 events — show timeline

• 2026-04-29 Listed $300,000 MLSU
• 2023-04-26 Sold (MLS) — MLSU
• 2023-03-29 Pending — MLSU
• 2023-01-21 Listed $282,900 MLSU

Property tax history

+246.0%/yr

Latest (2025): $2,043 · +16.9% YoY. Source: county tax records.