19450 Ty Ridge Rd · Lyman, MS 39503

$179,000

3 bd · 2.0 ba · 2,000 sqft · SingleFamily · 107 Days on market

Built 1994 Good condition $90/sqft · 42% below area Est $309k · 42% under

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Why this score? — see what drove the C+ 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will love being right next to the award-winning Windance Country Club estates in this spacious two-story home nestled in a well established community and top rated school district! Being one of the larger homes in the neighborhood, you can enjoy the benefits of a bonus room in addition to the master bedroom and bath downstairs, and two bedrooms and a full bath upstairs. Set the mood with the fireplace in the living room, while enjoying a meal in the dinning room leading into the kitchen. This home has the perfect layout to make the most of your time together while making memories for a lifetime! The home is priced as is to keep costs down, allowing the new owner the freedom to choose their own paint colors and complete a few cosmetic interior finishes to match their personal style. At this price it will not last long, so contact us as soon as possible!

Key facts

• Kitchen
• Bonus room
• Dining room

Tags

• BONUS ROOM
• FIREPLACE IN LIVING ROOM
• DINING ROOM
• KITCHEN
• TOP RATED SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 1 comparable units currently listed for rent nearby; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $5k 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 + 7.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Recommended offer $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $309,429
• List price: $179,000
• Delta: -42.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16418 Millsaps Ave	0.19mi	4/2.0 (+1)	1,885 (-6%)	1mo	$285,000	$151	76
16345 Millsaps Ave	0.30mi	3/2.0	1,936 (-3%)	7mo	$280,000	$145	75
16255 Millsaps Ave	0.47mi	3/2.0	1,936 (-3%)	4mo	$295,500	$153	70
16423 Millsaps Ave	0.17mi	4/2.0 (+1)	2,204 (+10%)	0mo	$320,000	$145	70
16904 Desmare St	0.24mi	4/2.5 (+1)	1,902 (-5%)	9mo	$272,000	$143	66
16424 Millsaps Ave	0.18mi	4/2.0 (+1)	2,204 (+10%)	9mo	$299,900	$136	62
16955 Alcorn Ave	0.21mi	3/2.0	1,710 (-14%)	12mo	$265,000	$155	56
16243 Tougaloo Ln	0.54mi	4/2.0 (+1)	1,885 (-6%)	8mo	$275,000	$146	54
15186 Belhaven St	0.52mi	4/2.0 (+1)	2,204 (+10%)	1mo	$309,900	$141	53
16951 Acron St	0.47mi	3/2.0	1,714 (-14%)	4mo	$235,000	$137	50
15085 Baylor Ave	0.47mi	3/2.0	1,719 (-14%)	6mo	$229,000	$133	49
15154 Belhaven St	0.56mi	4/2.0 (+1)	2,204 (+10%)	9mo	$310,000	$141	44

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-6,766
• Equity at exit: $26,689

10-year hold

• IRR: 10.3%
• Equity multiple: 1.94×
• Total profit: $47,340
• Equity at exit: $15,477

Cash invested: $50,120 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $227

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 83%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15395 Percy St Gulfport, MS	3.0	2.0	1710	$1,975	$1.15	43d	1	1.31mi

Listing history 5 events

1. 2026-06-02
   days on market $179,000 Active 107 DOM
2. 2026-06-01
   days on market $179,000 Active 106 DOM
3. 2026-05-31
   days on market $179,000 Active 105 DOM
4. 2026-05-30
   days on market $179,000 Active 104 DOM
5. 2026-02-15
   listed $179,000 Active 869-char remark

   Show marketing remark (869 chars)

   You will love being right next to the award-winning Windance Country Club estates in this spacious two-story home nestled in a well established community and top rated school district! Being one of the larger homes in the neighborhood, you can enjoy the benefits of a bonus room in addition to the master bedroom and bath downstairs, and two bedrooms and a full bath upstairs. Set the mood with the fireplace in the living room, while enjoying a meal in the dinning room leading into the kitchen. This home has the perfect layout to make the most of your time together while making memories for a lifetime! The home is priced as is to keep costs down, allowing the new owner the freedom to choose their own paint colors and complete a few cosmetic interior finishes to match their personal style. At this price it will not last long, so contact us as soon as possible!

ⓘ 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: $22,242
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$5,207
• Taxable loss: −$131
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $2,758/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 · 7 photos

Good 75/100 Cosmetic rehab

This spacious two-story home in a well-established community is in good condition with minimal repairs needed. It offers a good ROI with updates that can significantly increase its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both New flooring in bathrooms — Fresh flooring improves aesthetics and can increase value
• Both New kitchen appliances — Modern appliances can attract more buyers and renters
• Both New lighting fixtures — Updated lighting can improve ambiance and increase value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both New flooring in bathrooms — Fresh flooring improves aesthetics and can increase value ↑
• Both New kitchen appliances — Modern appliances can attract more buyers and renters ↑
• Both New lighting fixtures — Updated lighting can improve ambiance and increase 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

• Census place: Lyman, MS
• County: Harrison County · 178,171 people
• City population: 96,188
• 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

1 event — show timeline

• 2026-02-15 Listed $179,000 ForSaleByOwner.com