5373 Quail Creek Cir · D'Iberville, MS 39532

$100,000

3 bd · 1.0 ba · 1,104 sqft · Townhouse public records · 17 Days on market

Built 2007 7,405 sqft lot Est $123k · 18% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +4.2/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable 3bdrm, 2bath townhome needing TLC but priced accordingly. Located in a rental community and would be a great investment property.

Key facts

• Built 2007
• Listed 17 days

Property features AI

Finance

• HOA & community: Community includes a park

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Townhouse; Duplex; Two levels; Entry level information not provided; Facing direction not provided
• Construction: Vinyl exterior; Slab foundation; Built year available from public records
• Exterior features: Asphalt shingle roof; Pie-shaped lot; Street lights nearby; Park nearby

Interior

• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Carpet and linoleum flooring; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 5.4% in D'Iberville — 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: area grade B — 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.
• Market conditions: Rents rising (+3.0%/yr); 392 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.47% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.97%
• DSCR: 1.93
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $122,544
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5421 Quail Creek Cir	0.11mi	3/2.0	1,131 (+2%)	8mo	$125,900	$111	80
5391 Quail Creek Cir	0.05mi	3/2.0	1,212 (+10%)	12mo	$85,000	$70	68
17292 Avondale Cir	0.54mi	3/2.0	1,071 (-3%)	20mo	$134,999	$126	49

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: 13.4%
• Equity multiple: 1.53×
• Total profit: $14,943
• Equity at exit: $14,910

10-year hold

• IRR: 22.2%
• Equity multiple: 2.90×
• Total profit: $53,072
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$524
• Tax from tax record: −$110 /mo · $1,315/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $489

Break-even live

Break-even rent $855

Max offer price $100,000

Occupancy floor 62%

Sensitivity live

Price	-10% $546	-5% $518	+0% $489	+5% $461	+10% $433
Rent	-10% $373	-5% $431	+0% $489	+5% $548	+10% $606
Rate	-1.0pp $540	-0.5pp $515	base $489	+0.5pp $463	+1.0pp $437

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15075 Janus Rd Diberville, MS	3.0	2.0	1200	$1,200	$1.00	14d	1	0.07mi
5467 Quail Creek Cir Diberville, MS	3.0	2.0	1071	$1,400	$1.31	21d	1	0.18mi
17038 Date Palm Dr Diberville, MS	3.0	2.0	1445	$2,100	$1.45	44d	1	0.29mi
17310 Avondale Cir Diberville, MS	3.0	2.0	1200	$1,200	$1.00	21d	1	0.54mi
17281 Avondale Cir D'Iberville, MS	3.0	2.0	1200	$1,400	$1.17	14d	1	0.58mi
17212 Avondale Cir Diberville, MS	3.0	2.0	1200	$1,200	$1.00	14d	1	0.58mi

Listing history 12 events

1. 2026-06-18
   days on market $100,000 Active 17 DOM
2. 2026-06-17
   days on market $100,000 Active 16 DOM
3. 2026-06-16
   days on market $100,000 Active 15 DOM
4. 2026-06-15
   days on market $100,000 Active 14 DOM
5. 2026-06-14
   days on market $100,000 Active 12 DOM
6. 2026-06-13
   days on market $100,000 Active 11 DOM
7. 2026-06-10
   days on market $100,000 Active 9 DOM
8. 2026-06-09
   days on market $100,000 Active 8 DOM
9. 2026-06-08
   days on market $100,000 Active 7 DOM
10. 2026-06-07
    days on market $100,000 Active 6 DOM
11. 2026-06-02
    remarks 140-char remark
12. 2026-06-02
    listed $100,000 Active 1 DOM

ⓘ 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: $1,315 · $110/mo
• Projected year-2 tax: $1,315 · $110/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,696
• − Mortgage interest: −$5,602
• − Property taxes: −$1,315
• − Insurance: −$500
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$2,909
• Taxable income: $4,539
• Est. tax owed @ 24.0%: −$1,089
• After-tax cash flow: $4,782/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

• Census place: D'Iberville, MS
• 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

4 events — show timeline

• 2026-06-01 Listed $100,000 MLSU
• 2013-08-26 Sold (Public Records) — Public Records
• 2007-08-10 Sold (Public Records) — Public Records
• 2005-11-10 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,315 · +5.0% YoY. Source: county tax records.