18336 Tarabrooke Dr · Lyman, MS 39503

$219,000

3 bd · 1.0 ba · 1,335 sqft · SingleFamily public records · 4 Days on market

Built 2007 8,712 sqft lot Est $210k · at est.

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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 +17.9/30.0
• DSCR +5.6/10.0
• ARV discount +5.5/15.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a beautiful three bedroom two bathroom home with large fenced in backyard. The interior features agreeable grey paint and lvp flooring. The home also has a brand new roof!

Key facts

• Convenient location
• Move in ready
• 8,712 sq ft lot

Tags

• MOVE IN READY
• PRIVACY FENCED BACKYARD
• LOW MAINTENANCE LIVING
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: 2-car garage; Driveway
• Security: Security system
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One story; Built on slab
• Construction: Vinyl and brick exterior; Shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Front porch; Private yard; Privacy fencing

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Microwave; Refrigerator; Electric water heater
• Flooring: Luxury vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Pantry; Fireplace in living room; Move-in ready
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/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 $190k (13.4% below list).
• Recommended offer: $190k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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); 770 active listings in the ZIP; 3 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 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $189,622 (13.4% 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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $209,595
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18320 Tiffany Renee Dr	0.07mi	3/2.5	1,332 (-0%)	4mo	$177,500	$133	86
14286 Tori Dawn Ct	0.21mi	3/2.0	1,309 (-2%)	4mo	$215,000	$164	80
18288 Tara Brooke Dr	0.09mi	3/2.0	1,445 (+8%)	6mo	$219,900	$152	73
18354 Cardinal Ln	0.11mi	3/2.0	1,503 (+13%)	1mo	$215,000	$143	69
14951 Audubon Lake Blvd	0.57mi	3/2.0	1,345 (+1%)	7mo	$189,999	$141	62
18225 Mill Cv	0.73mi	3/2.0	1,340 (+0%)	8mo	$232,000	$173	55
14462 Quail Ridge Dr	0.58mi	3/2.0	1,406 (+5%)	6mo	$234,500	$167	55
18139 Tiffany Renee Dr	0.30mi	3/2.0	1,525 (+14%)	7mo	$239,900	$157	53
14791 Davidson Ct	0.42mi	3/2.0	1,525 (+14%)	2mo	$242,775	$159	51
14795 Davidson Ct	0.42mi	3/2.0	1,525 (+14%)	3mo	$225,875	$148	50
14792 Davidson Ct	0.40mi	3/2.0	1,525 (+14%)	5mo	$237,875	$156	50
18060 Tiffany Renee Dr	0.32mi	3/2.0	1,525 (+14%)	10mo	$251,875	$165	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: -6.7%
• Equity multiple: 0.74×
• Total profit: $-15,802
• Equity at exit: $32,654

10-year hold

• IRR: 6.8%
• Equity multiple: 1.59×
• Total profit: $36,406
• Equity at exit: $18,935

Cash invested: $61,320 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $186

Break-even live

Break-even rent $1,660

Max offer price $219,000

Occupancy floor 85%

Sensitivity live

Price	-10% $310	-5% $248	+0% $186	+5% $124	+10% $62
Rent	-10% $36	-5% $111	+0% $186	+5% $261	+10% $336
Rate	-1.0pp $297	-0.5pp $242	base $186	+0.5pp $130	+1.0pp $72

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18278 Tara Brooke Dr Gulfport, MS	3.0	2.0	1445	$1,800	$1.25	45d	1	0.11mi
14860 Audubon Lake Blvd Gulfport, MS	3.0	2.0	1624	$1,850	$1.14	45d	1	0.48mi
18231 Mill Cv Gulfport, MS	3.0	2.0	1312	$1,950	$1.49	15d	1	0.73mi

Listing history 3 events

1. 2026-06-21
   days on market $219,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $219,000 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: $865 · $72/mo
• Projected year-2 tax: $1,730 · $144/mo
• Expected delta: +$866/yr (+$72/mo · 100.1%)

ⓘ 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: $22,755
• − Mortgage interest: −$12,267
• − Property taxes: −$865
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$6,371
• Taxable loss: −$1,484
• Est. tax savings @ 24.0%: +$356
• After-tax cash flow: $2,591/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

• 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

+28.8% since first listed

6 events — show timeline

• 2026-06-17 Listed $219,000 MLSU
• 2022-05-26 Sold (Public Records) — Public Records
• 2022-05-26 Sold (MLS) — MLSU
• 2022-04-12 Pending — MLSU
• 2022-04-11 Listed $170,000 MLSU
• 2007-02-02 Sold (Public Records) — Public Records

Property tax history

-5.9%/yr

Latest (2025): $865 · +6.1% YoY. Source: county tax records.