Raymond IV G Plan · Gulfport, MS 39503

$244,990

3 bd · 2.0 ba · 1,517 sqft · SingleFamily · 648 Days on market

Excellent 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 +9.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Brick & Siding Exterior - Recessed Can Lighting in Kitchen - Double Master Vanity - Walk-In Master Closet - Two Car Garage - Covered Rear Patio

Key facts

• Open floor plan
• Covered rear patio
• Double master vanity

Tags

• OPEN FLOOR PLAN
• BRICK & SIDING EXTERIOR
• DOUBLE MASTER VANITY
• WALK-IN MASTER CLOSET
• COVERED REAR PATIO

🏗️ New construction. The $244,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $275,593.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (11.1% below list).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.

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); 972 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 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 648 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $215,591 (12.0% 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 648 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $275,593
• List price: $244,990
• Delta: -11.10%
• 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
15299 High Point Dr	0.20mi	3/2.0	1,517 (0%)	5mo	$246,695	$163	87
15093 High Point Dr	0.26mi	3/2.0	1,517 (0%)	5mo	$249,777	$165	84
15188 High Point Dr	0.31mi	3/2.0	1,517 (0%)	5mo	$248,015	$163	82
15207 High Point Dr	0.31mi	3/2.0	1,624 (+7%)	2mo	$252,455	$155	72
15264 High Point Dr	0.11mi	3/2.0	1,710 (+13%)	4mo	$263,780	$154	70
15005 Stockridge Dr	0.61mi	3/2.0	1,517 (0%)	4mo	$240,540	$159	68
15033 Stockridge Dr	0.68mi	3/2.0	1,517 (0%)	4mo	$241,738	$159	66
15071 Stockridge Dr	0.60mi	3/2.0	1,550 (+2%)	4mo	$246,290	$159	65
15115 High Point Dr	0.29mi	3/2.0	1,710 (+13%)	3mo	$262,996	$154	63
15302 Percy St	0.60mi	3/2.0	1,583 (+4%)	5mo	$247,470	$156	60
15363 Serene St	0.53mi	3/2.0	1,710 (+13%)	3mo	$256,417	$150	52
15396 Percy St	0.73mi	3/2.0	1,375 (-9%)	2mo	$225,275	$164	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 · 6.99% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.39×
• Total profit: $-47,284
• Equity at exit: $41,092

10-year hold

• IRR: -2.6%
• Equity multiple: 0.80×
• Total profit: $-15,663
• Equity at exit: $23,828

Cash invested: $77,166 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 8 under contract
• Months of supply: 2.1 mo (48%/mo absorbed)
• Median asking: $269,990 ($153/sqft)
• Median days on market: 440 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +19.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39503

• Home prices YoY: -21.5%
• Rents YoY: 7.0%
• Active inventory: 972
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,177 medium
• Mortgage (P&I): −$1,445
• Tax est. 1.5%: −$344 /mo · $4,134/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-184

Break-even live

Break-even rent $2,411

Max offer price $248,896

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-89	+0% $-184	+5% $-280	+10% $-375
Rent	-10% $-356	-5% $-270	+0% $-184	+5% $-98	+10% $-12
Rate	-1.0pp $-46	-0.5pp $-114	base $-184	+0.5pp $-256	+1.0pp $-329

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: $68,898
• Closing costs: $8,268
• Club membership (one-time): —
• 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	93d	1	0.73mi
15740 Rachael Dr Gulfport, MS	4.0	2.0	1928	$2,400	$1.24	62d	1	0.93mi
15033 S White Swan Dr Gulfport, MS	4.0	2.5	1933	$2,495	$1.29	70d	1	1.16mi
15336 Lakeview Ct Gulfport, MS	3.0	2.0	1837	$2,195	$1.19	70d	1	1.17mi

Listing history 47 events

1. 2026-07-27
   days on market $244,990 Active 648 DOM
2. 2026-07-25
   days on market $244,990 Active 646 DOM
3. 2026-07-23
   days on market $244,990 Active 644 DOM
4. 2026-07-22
   days on market $244,990 Active 643 DOM
5. 2026-07-21
   days on market $244,990 Active 642 DOM
6. 2026-07-18
   days on market $244,990 Active 639 DOM
7. 2026-07-16
   days on market $244,990 Active 637 DOM
8. 2026-07-16
   days on market $244,990 Active 636 DOM
9. 2026-07-14
   days on market $244,990 Active 635 DOM
10. 2026-07-13
    days on market $244,990 Active 634 DOM
11. 2026-07-12
    days on market $244,990 Active 633 DOM
12. 2026-07-11
    days on market $244,990 Active 632 DOM
13. 2026-07-10
    days on market $244,990 Active 631 DOM
14. 2026-07-09
    days on market $244,990 Active 630 DOM
15. 2026-07-08
    days on market $244,990 Active 629 DOM
16. 2026-07-07
    days on market $244,990 Active 628 DOM
17. 2026-07-06
    days on market $244,990 Active 627 DOM
18. 2026-07-05
    days on market $244,990 Active 626 DOM
19. 2026-07-04
    days on market $244,990 Active 625 DOM
20. 2026-07-03
    days on market $244,990 Active 624 DOM
21. 2026-07-02
    days on market $244,990 Active 623 DOM
22. 2026-07-01
    days on market $244,990 Active 622 DOM
23. 2026-06-30
    days on market $244,990 Active 621 DOM
24. 2026-06-29
    days on market $244,990 Active 620 DOM
25. 2026-06-28
    days on market $244,990 Active 619 DOM
26. 2026-06-28
    days on market $244,990 Active 618 DOM
27. 2026-06-27
    days on market $244,990 Active 617 DOM
28. 2026-06-25
    days on market $244,990 Active 615 DOM
29. 2026-06-23
    days on market $244,990 Active 613 DOM
30. 2026-06-21
    days on market $244,990 Active 612 DOM
31. 2026-06-18
    days on market $244,990 Active 609 DOM
32. 2026-06-17
    days on market $244,990 Active 608 DOM
33. 2026-06-16
    days on market $244,990 Active 607 DOM
34. 2026-06-15
    days on market $244,990 Active 606 DOM
35. 2026-06-14
    days on market $244,990 Active 604 DOM
36. 2026-06-13
    days on market $244,990 Active 603 DOM
37. 2026-06-10
    days on market $244,990 Active 601 DOM
38. 2026-06-09
    days on market $244,990 Active 600 DOM
39. 2026-06-08
    days on market $244,990 Active 599 DOM
40. 2026-06-07
    days on market $244,990 Active 598 DOM
41. 2026-06-02
    days on market $244,990 Active 593 DOM
42. 2026-06-01
    days on market $244,990 Active 592 DOM
43. 2026-05-31
    days on market $244,990 Active 591 DOM
44. 2026-05-30
    days on market $244,990 Active 590 DOM
45. 2025-07-15
    price $244,990 201-char remark

    Show marketing remark (201 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Brick & Siding Exterior - Recessed Can Lighting in Kitchen - Double Master Vanity - Walk-In Master Closet - Two Car Garage - Covered Rear Patio

46. 2025-05-09
    price $243,990 201-char remark

    Show marketing remark (201 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Brick & Siding Exterior - Recessed Can Lighting in Kitchen - Double Master Vanity - Walk-In Master Closet - Two Car Garage - Covered Rear Patio

47. 2024-10-17
    listed $240,990 Active 201-char remark

    Show marketing remark (201 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Brick & Siding Exterior - Recessed Can Lighting in Kitchen - Double Master Vanity - Walk-In Master Closet - Two Car Garage - Covered Rear Patio

ⓘ 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: −$15,437
• − Property taxes: −$4,134
• − Insurance: −$1,378
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$8,017
• Taxable loss: −$7,019
• Est. tax savings @ 24.0%: +$1,685
• After-tax cash flow: $-529/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 · 2 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a good investment opportunity with potential for both resale and rental value through minor updates.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal — Well-maintained landscaping improves curb appeal and property value ↑
• Both New flooring in bathrooms and kitchen — Modern flooring can significantly increase both resale and rental value ↑

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

B Composite livability gradescore 73/100

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 · 228,444 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: 10% of renters

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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%

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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%

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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

+1.7% since first listed

3 events — show timeline

• 2025-07-15 Price Changed $244,990 Zillow
• 2025-05-09 Price Changed $243,990 Zillow
• 2024-10-17 Listed $240,990 Zillow