10544 Roundhill Dr · Gulfport, MS 39503

$320,000

3 bd · 1.0 ba · 2,422 sqft · SingleFamily public records · 51 Days on market

Built 2012 7,840 sqft lot Est $361k · 11% under

---

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).

• ARV discount +12.6/15.0
• Cash flow +12.2/30.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful, one-of-a-kind home in the neighborhood featuring a double garage, grand foyer with high ceilings, formal dining area, and open-concept kitchen overlooking the living room with an upstairs overlook. Primary suite on the main floor with guest bedrooms upstairs, plus a flex space ideal for an office or playroom. Enjoy a peaceful, fully fenced backyard. No HOA! USDA eligible!

Key facts

• Grand foyer
• Double garage
• Open-concept kitchen

Tags

• DOUBLE GARAGE
• GRAND FOYER
• OPEN-CONCEPT KITCHEN
• UPSTAIRS OVERLOOK
• PRIMARY SUITE
• FLEX SPACE

Property features AI

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single family residence (house); Two levels
• Construction: Brick veneer and stucco exterior; Shingle roof; Slab foundation; Built in public records (year built source)
• Exterior features: Patio; Fenced yard; See remarks

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: High ceilings; Breakfast bar; Window treatments; Electric fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-66 ($-798/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (26.7% below list).
• Recommended offer: $235k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.9% in Gulfport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 770 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 45% 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 $10k 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 51 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,648 (26.7% 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 51 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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: 0.73% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $360,878
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16487 Crestwood Ct	0.08mi	4/2.0 (+1)	2,169 (-10%)	1mo	$299,900	$138	69
16872 W Landon Green Dr	0.19mi	4/2.0 (+1)	2,071 (-14%)	0mo	$378,000	$183	58
10154 Patrick Dr	0.57mi	4/2.0 (+1)	2,314 (-4%)	2mo	$332,289	$144	55
10563 Steeplechase Dr	0.62mi	4/2.5 (+1)	2,350 (-3%)	3mo	$264,900	$113	53
10271 Patrick Dr	0.70mi	4/2.0 (+1)	2,278 (-6%)	0mo	$346,900	$152	48
10116 Patrick Dr	0.57mi	4/2.0 (+1)	2,204 (-9%)	1mo	$318,761	$145	48
10061 Patrick Dr	0.55mi	4/2.0 (+1)	2,204 (-9%)	3mo	$318,145	$144	48
10076 Patrick Dr	0.48mi	4/2.0 (+1)	2,120 (-12%)	1mo	$323,952	$153	47
10069 Patrick Dr	0.55mi	4/2.0 (+1)	2,120 (-12%)	0mo	$313,311	$148	44
10498 Glade Cv	0.59mi	4/3.0 (+1)	2,219 (-8%)	3mo	$330,990	$149	43
10546 Landon Meadows Dr	0.61mi	4/2.0 (+1)	2,114 (-13%)	1mo	$388,490	$184	40
10149 Patrick Dr	0.62mi	4/2.0 (+1)	2,120 (-12%)	3mo	$340,000	$160	39

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: -14.0%
• Equity multiple: 0.48×
• Total profit: $-46,433
• Equity at exit: $47,713

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-2,812
• Equity at exit: $27,668

Cash invested: $89,600 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,346 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-66

Break-even live

Break-even rent $2,431

Max offer price $308,258

Occupancy floor 98%

Sensitivity live

Price	-10% $115	-5% $24	+0% $-66	+5% $-157	+10% $-248
Rent	-10% $-252	-5% $-159	+0% $-66	+5% $26	+10% $119
Rate	-1.0pp $95	-0.5pp $15	base $-66	+0.5pp $-149	+1.0pp $-234

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10667 Wren Grv Gulfport, MS	4.0	3.0	2076	$2,850	$1.37	45d	1	0.12mi
10749 Chapelwood Dr Gulfport, MS	4.0	2.5	2306	$2,250	$0.98	45d	1	0.36mi
16222 Saddle Dr Gulfport, MS	3.0	2.0	1680	$1,600	$0.95	23d	1	0.64mi
10466 Steeplechase Dr Gulfport, MS	3.0	2.0	1677	$1,800	$1.07	15d	1	0.68mi
11571 Caroline Ct Gulfport, MS	3.0	2.0	1950	$2,000	$1.03	45d	1	1.31mi
11604 Caroline Ct Gulfport, MS	3.0	2.0	1660	$1,850	$1.11	46d	1	1.38mi

Listing history 7 events

1. 2026-04-27
   historical Active Under Contract
2. 2026-04-08
   listed $320,000 Active
3. 2021-10-01
   historical
4. 2017-12-01
   listed $206,900
5. 2012-10-09
   soldstatus
6. 2012-07-17
   soldstatus
7. 2012-07-01
   listed $202,900

ⓘ 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: $1,305 · $109/mo
• Projected year-2 tax: $2,528 · $211/mo
• Expected delta: +$1,223/yr (+$102/mo · 93.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $28,158
• − Mortgage interest: −$17,925
• − Property taxes: −$1,305
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − Depreciation: −$9,309
• Taxable loss: −$6,486
• Est. tax savings @ 24.0%: +$1,557
• After-tax cash flow: $759/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
• 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

+57.7% since first listed

7 events — show timeline

• 2026-04-27 Contingent — MLSU
• 2026-04-08 Listed $320,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2017-12-01 Listed $206,900 MLSU
• 2012-10-09 Sold (Public Records) — Public Records
• 2012-07-17 Sold (MLS) — MLSU
• 2012-07-01 Listed $202,900 MLSU

Property tax history

-3.4%/yr

Latest (2025): $1,305 · +0.2% YoY. Source: county tax records.