18520 Devin Ct · Lyman, MS 39503

$249,000

4 bd · 1.5 ba · 2,242 sqft · SingleFamily public records · 63 Days on market

Built 2015 7,405 sqft lot $111/sqft · at area comps Est $273k · 9% under

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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 +13.7/30.0
• ARV discount +11.4/15.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this spacious 4-bedroom, 2.5 bath, home nestled in a quiet neighborhood in Gulfport! With 2,450 square feet of living space, this well-built 2015 home offers the room and flexibility today's buyers are looking for, whether you're growing a family, working from home, or simply craving extra space. The open floor plan creates a natural flow between the living, dining, and kitchen areas, making everyday living and entertaining a breeze. The generously sized primary suite provides a private retreat, while the additional bedrooms offer versatility for family, guests, or a home office. Tucked away on Devin Court, you'll enjoy the peace of a cul-de-sac setting while staying just minutes from Canal Road, with easy interstate access to Keesler Air Force Base, the Seabee Base, Gulf Coast beaches, shopping, dining, and casino entertainment. The nearby Windance Golf Course is also just a short drive away. This home is a fantastic opportunity in a convenient Gulfport location, schedule your private showing today!

Key facts

• Open floor plan
• Cul-de-sac setting
• Private retreat

Tags

• QUIET NEIGHBORHOOD
• CUL-DE-SAC SETTING
• OPEN FLOOR PLAN
• PRIVATE RETREAT
• EASY INTERSTATE ACCESS
• NEARBY WINDANCE GOLF COURSE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $16 ($195/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (16.7% below list).
• Recommended offer: $207k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.4% in Lyman — 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 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); 763 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 40% 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 $7k 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 63 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,479 (16.7% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.83% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (median comp): $272,918
• List price: $249,000
• Delta: -8.76%
• 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
18348 Robinson Rd	0.09mi	3/2.0 (-1)	1,916 (-14%)	7mo	$263,000	$137	59
17980 Restoration Cir	0.31mi	3/2.0 (-1)	2,046 (-9%)	11mo	$255,000	$125	55
18020 Canal Landing Dr	0.34mi	4/2.0	1,930 (-14%)	6mo	$265,000	$137	54
12024 Ol Oaks Dr	0.61mi	4/3.0	2,297 (+2%)	13mo	$379,999	$165	50
12334 Fox Forrest Dr	0.55mi	4/2.5	2,152 (-4%)	18mo	$280,000	$130	49
12412 Fox Forest Dr	0.51mi	3/2.0 (-1)	2,037 (-9%)	12mo	$399,000	$196	44
13058 W Echo Dr	0.74mi	3/2.0 (-1)	2,100 (-6%)	12mo	$299,000	$142	38
11973 Live Oak Cv	0.69mi	5/3.0 (+1)	2,550 (+14%)	1mo	$485,000	$190	32
12015 Ol Oaks Dr	0.63mi	4/3.0	2,487 (+11%)	19mo	$439,900	$177	31
17989 Tingle Dr	0.66mi	5/3.0 (+1)	2,034 (-9%)	18mo	$307,900	$151	28
17982 Tingle Dr	0.66mi	5/3.0 (+1)	2,034 (-9%)	18mo	$313,900	$154	28
17970 Tingle Dr	0.68mi	5/3.0 (+1)	2,034 (-9%)	18mo	$307,900	$151	27

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: -11.7%
• Equity multiple: 0.56×
• Total profit: $-30,678
• Equity at exit: $37,127

10-year hold

• IRR: 2.3%
• Equity multiple: 1.19×
• Total profit: $13,103
• Equity at exit: $21,529

Cash invested: $69,720 (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: 763
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,075 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$213 /mo · $2,559/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $16

Break-even live

Break-even rent $2,054

Max offer price $249,000

Occupancy floor 94%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18137 Canal Junction Dr Gulfport, MS	3.0	2.0	1413	$1,750	$1.24	43d	1	0.22mi
17986 Restoration Cir Gulfport, MS	3.0	2.5	1730	$2,100	$1.21	13d	1	0.31mi
11604 Caroline Ct Gulfport, MS	3.0	2.0	1660	$1,850	$1.11	44d	1	0.82mi
11415 Oak Alley Dr Gulfport, MS	3.0	2.0	1495	$1,975	$1.32	13d	1	0.86mi
11571 Caroline Ct Gulfport, MS	3.0	2.0	1950	$2,000	$1.03	43d	1	0.89mi
18052 Green Leaves Dr Gulfport, MS	3.0	2.0	1485	$1,800	$1.21	21d	1	1.01mi

Listing history 22 events

1. 2026-06-18
   days on market $249,000 Active 63 DOM
2. 2026-06-17
   days on market $249,000 Active 62 DOM
3. 2026-06-16
   days on market $249,000 Active 61 DOM
4. 2026-06-15
   days on market $249,000 Active 60 DOM
5. 2026-06-14
   days on market $249,000 Active 58 DOM
6. 2026-06-13
   days on market $249,000 Active 57 DOM
7. 2026-06-10
   days on market $249,000 Active 55 DOM
8. 2026-06-09
   days on market $249,000 Active 54 DOM
9. 2026-06-08
   days on market $249,000 Active 53 DOM
10. 2026-06-07
    days on market $249,000 Active 52 DOM
11. 2026-06-02
    days on market $249,000 Active 47 DOM
12. 2026-06-01
    days on market $249,000 Active 46 DOM
13. 2026-05-31
    days on market $249,000 Active 45 DOM
14. 2026-05-30
    days on market $249,000 Active 44 DOM
15. 2026-04-16
    listed $249,000 Active 1029-char remark

    Show marketing remark (1029 chars)

    Don't miss this spacious 4-bedroom, 2.5 bath, home nestled in a quiet neighborhood in Gulfport! With 2,450 square feet of living space, this well-built 2015 home offers the room and flexibility today's buyers are looking for, whether you're growing a family, working from home, or simply craving extra space. The open floor plan creates a natural flow between the living, dining, and kitchen areas, making everyday living and entertaining a breeze. The generously sized primary suite provides a private retreat, while the additional bedrooms offer versatility for family, guests, or a home office. Tucked away on Devin Court, you'll enjoy the peace of a cul-de-sac setting while staying just minutes from Canal Road, with easy interstate access to Keesler Air Force Base, the Seabee Base, Gulf Coast beaches, shopping, dining, and casino entertainment. The nearby Windance Golf Course is also just a short drive away. This home is a fantastic opportunity in a convenient Gulfport location, schedule your private showing today!

16. 2026-02-05
    historical
17. 2025-12-18
    price $249,900
18. 2025-11-20
    price $260,000
19. 2025-11-03
    listed $265,000 Active
20. 2016-01-06
    soldstatus
21. 2015-12-09
    soldstatus
22. 2015-05-26
    listed $159,900

ⓘ 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: $2,559 · $213/mo
• Projected year-2 tax: $2,559 · $213/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $24,897
• − Mortgage interest: −$13,948
• − Property taxes: −$2,559
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$7,244
• Taxable loss: −$4,082
• Est. tax savings @ 24.0%: +$980
• After-tax cash flow: $1,175/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 — 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

+55.7% since first listed

8 events — show timeline

• 2026-04-16 Listed $249,000 MLSU
• 2026-02-05 Listing Removed — MLSU
• 2025-12-18 Price Changed $249,900 MLSU
• 2025-11-20 Price Changed $260,000 MLSU
• 2025-11-03 Listed $265,000 MLSU
• 2016-01-06 Sold (Public Records) — Public Records
• 2015-12-09 Sold (MLS) — MLSU
• 2015-05-26 Listed $159,900 MLSU

Property tax history

+0.1%/yr

Latest (2025): $2,559 · +4.2% YoY. Source: county tax records.