Lasalle V H Plan · Lyman, MS 39503

$259,990

3 bd · 2.0 ba · 1,710 sqft · SingleFamily · 393 Days on market

Fair condition

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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 +9.5/30.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Can Lights in Kitchen - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick & Siding Exterior - Computer Desk/ Niche - Double Master Vanity - Master Garden Tub - Separate Master Shower - Walk-In Master Closet

Key facts

• Open floor plan
• Master garden tub
• Double master vanity

Tags

• OPEN FLOOR PLAN
• CAN LIGHTS IN KITCHEN
• DOUBLE MASTER VANITY
• MASTER GARDEN TUB
• SEPARATE MASTER SHOWER
• WALK-IN MASTER CLOSET

🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $276,992.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (16.3% below list).
• Recommended offer: $218k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.4% in Lyman — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% 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 393 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,730 (16.3% 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 393 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.79% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $276,992
• List price: $259,990
• Delta: -6.14%
• 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
15264 High Point Dr	0.11mi	3/2.0	1,710 (0%)	3mo	$263,780	$154	92
15115 High Point Dr	0.29mi	3/2.0	1,710 (0%)	1mo	$262,996	$154	86
15207 High Point Dr	0.31mi	3/2.0	1,624 (-5%)	0mo	$252,455	$155	77
15363 Serene St	0.53mi	3/2.0	1,710 (0%)	1mo	$256,417	$150	74
15562 Soaring Loop	0.15mi	3/2.0	1,925 (+13%)	1mo	$287,900	$150	72
15162 High Point Dr	0.32mi	3/2.0	1,848 (+8%)	0mo	$275,477	$149	71
15163 High Point Dr	0.32mi	3/2.0	1,848 (+8%)	2mo	$279,164	$151	70
15123 High Point Dr	0.29mi	3/2.0	1,925 (+13%)	1mo	$279,120	$145	65
15188 High Point Dr	0.31mi	3/2.0	1,517 (-11%)	3mo	$248,015	$163	64
15071 Stockridge Dr	0.60mi	3/2.0	1,550 (-9%)	3mo	$246,290	$159	54
15005 Stockridge Dr	0.61mi	3/2.0	1,517 (-11%)	3mo	$240,540	$159	50
15033 Stockridge Dr	0.68mi	3/2.0	1,517 (-11%)	2mo	$241,738	$159	48

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: -16.9%
• Equity multiple: 0.38×
• Total profit: $-48,127
• Equity at exit: $41,300

10-year hold

• IRR: -2.8%
• Equity multiple: 0.78×
• Total profit: $-17,191
• Equity at exit: $23,949

Cash invested: $77,558 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,177 medium
• Mortgage (P&I): −$1,453
• Tax est. 1.5%: −$346 /mo · $4,155/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-194

Break-even live

Break-even rent $2,423

Max offer price $248,896

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-98	+0% $-194	+5% $-290	+10% $-386
Rent	-10% $-366	-5% $-280	+0% $-194	+5% $-108	+10% $-22
Rate	-1.0pp $-55	-0.5pp $-124	base $-194	+0.5pp $-266	+1.0pp $-339

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: $69,248
• Closing costs: $8,310
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.73mi
15740 Rachael Dr Gulfport, MS	4.0	2.0	1928	$2,400	$1.24	15d	1	0.93mi
15033 S White Swan Dr Gulfport, MS	4.0	2.5	1933	$2,495	$1.29	23d	1	1.16mi
15336 Lakeview Ct Gulfport, MS	3.0	2.0	1837	$2,195	$1.19	23d	1	1.17mi

Listing history 17 events

1. 2026-06-21
   days on market $259,990 Active 393 DOM
2. 2026-06-18
   days on market $259,990 Active 390 DOM
3. 2026-06-17
   days on market $259,990 Active 389 DOM
4. 2026-06-16
   days on market $259,990 Active 388 DOM
5. 2026-06-15
   days on market $259,990 Active 387 DOM
6. 2026-06-14
   days on market $259,990 Active 385 DOM
7. 2026-06-13
   days on market $259,990 Active 384 DOM
8. 2026-06-10
   days on market $259,990 Active 382 DOM
9. 2026-06-09
   days on market $259,990 Active 381 DOM
10. 2026-06-08
    days on market $259,990 Active 380 DOM
11. 2026-06-07
    days on market $259,990 Active 379 DOM
12. 2026-06-02
    days on market $259,990 Active 374 DOM
13. 2026-06-01
    days on market $259,990 Active 373 DOM
14. 2026-05-31
    days on market $259,990 Active 372 DOM
15. 2026-05-30
    days on market $259,990 Active 371 DOM
16. 2025-07-15
    price $259,990 238-char remark

    Show marketing remark (238 chars)

    - Open Floor Plan - Can Lights in Kitchen - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick & Siding Exterior - Computer Desk/ Niche - Double Master Vanity - Master Garden Tub - Separate Master Shower - Walk-In Master Closet

17. 2025-05-24
    listed $258,990 Active 238-char remark

    Show marketing remark (238 chars)

    - Open Floor Plan - Can Lights in Kitchen - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick & Siding Exterior - Computer Desk/ Niche - Double Master Vanity - Master Garden Tub - Separate Master Shower - Walk-In Master Closet

ⓘ 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: $26,128
• − Mortgage interest: −$15,516
• − Property taxes: −$4,155
• − Insurance: −$1,385
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$8,058
• Taxable loss: −$7,167
• Est. tax savings @ 24.0%: +$1,720
• After-tax cash flow: $-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 · 4 photos

Fair 45/100 Cosmetic rehab

The home has a fair condition with cosmetic updates needed, including painting and landscaping. These updates would significantly enhance its resale and rental value.

Repairs flagged

• Minor Landscaping — Some overgrown bushes
• Minor Fencing — White picket fence appears slightly worn

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Both Landscaping — Well-maintained landscaping improves curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some overgrown bushes	Minor	$500–3,000
Fencing · White picket fence appears slightly worn	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and rental value ↑

ⓘ 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

• 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

+0.4% since first listed

2 events — show timeline

• 2025-07-15 Price Changed $259,990 Zillow
• 2025-05-24 Listed $258,990 Zillow