14252 Hartland Dr · Gulfport, MS 39503

$276,500

3 bd · 2.0 ba · 1,900 sqft · SingleFamily · 45 Days on market

Built 2026 Poor condition 7,405 sqft lot $27/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +8.5/30.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• DSCR +2.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 3 Bedroom Home with Whole Home Upgrades and Luxury Master Retreat Step into this thoughtfully designed 3 bedroom, 2 bath home where modern finishes and a smart, functional layout come together effortlessly. The open concept living, dining, and kitchen areas create a bright, welcoming flow—perfect for everyday living and entertaining. The kitchen serves as the heart of the home, showcasing granite countertops throughout, abundant cabinetry, and a seamless connection to both the breakfast nook and formal dining room. Durable luxury vinyl flooring extends through the entire home, offering a clean, cohesive look with easy maintenance. The private primary suite is enhanced with t

Key facts

• Open concept living
• Abundant cabinetry
• Granite countertops

Tags

• LUXURY MASTER RETREAT
• OPEN CONCEPT LIVING
• GRANITE COUNTERTOPS
• ABUNDANT CABINETRY
• DURABLE LUXURY VINYL FLOORING
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $320; One-time association fee of $200; Association management included; Community sidewalks and street lights

Exterior

• Parking: 2-car garage; Concrete driveway with direct garage access and garage door opener
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Underground utilities
• Home design: Single-family house; One story; Under construction; New construction; Builder model 1900A
• Construction: Brick exterior; Architectural shingle roof; Slab foundation; Built by the builder (living area per builder)
• Exterior features: Front porch; Rear porch; Private yard

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Plumbed for ice maker; Stainless steel appliances
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Heat pump; Ceiling fans for cooling
• Interior features: Ceiling fans; Double vanity; Entrance foyer; Granite counters; High ceilings; Soaking tub; Tray ceilings; Walk-in closets; Breakfast bar; Double-pane insulated windows with screens
• Laundry & utility: Laundry room with washer and electric dryer hookups

🏗️ New construction. The $276,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $281,952.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $276k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-246 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (20.8% below list).
• Recommended offer: $219k (20.8% below list) — sets the bar for 1% rule.

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); 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 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 45 days — a 3% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,925 (20.8% 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 45 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.74%
• DSCR: 0.83
• GRM: 10.7

CMA / ARV

• ARV (median comp): $281,952
• List price: $276,500
• Delta: -1.93%
• 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
14864 Fritz Cir	0.06mi	4/2.0 (+1)	1,930 (+2%)	3mo	$270,250	$140	87
14175 Hartland Dr	0.13mi	4/2.0 (+1)	1,820 (-4%)	1mo	$247,500	$136	81
14456 N Swan Rd	0.21mi	3/2.0	1,800 (-5%)	2mo	$265,000	$147	80
14922 Fritz Cir	0.12mi	4/2.0 (+1)	1,820 (-4%)	4mo	$251,175	$138	79
14151 Hartland Dr	0.19mi	4/2.0 (+1)	1,820 (-4%)	2mo	$249,900	$137	78
14946 Fritz Cir	0.16mi	4/2.0 (+1)	1,820 (-4%)	6mo	$256,217	$141	76
14960 Fritz Cir	0.09mi	4/2.0 (+1)	1,635 (-14%)	2mo	$245,450	$150	66
14930 Fritz Cir	0.06mi	4/2.0 (+1)	1,635 (-14%)	4mo	$239,525	$146	66
15346 Summerfield Dr	0.54mi	4/2.0 (+1)	1,913 (+1%)	5mo	$277,000	$145	65
14159 Hartland Dr	0.16mi	4/2.0 (+1)	1,635 (-14%)	1mo	$245,450	$150	63
14130 Ursuline Rd	0.41mi	3/2.0	1,740 (-8%)	5mo	$285,000	$164	63
15407 Meadow Brook Ct	0.65mi	3/2.0	1,818 (-4%)	7mo	$285,000	$157	56

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: -18.1%
• Equity multiple: 0.34×
• Total profit: $-52,166
• Equity at exit: $42,040

10-year hold

• IRR: -4.0%
• Equity multiple: 0.69×
• Total profit: $-24,668
• Equity at exit: $24,378

Cash invested: $78,947 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,189 high
• Mortgage (P&I): −$1,479
• Tax est. 1.5%: −$352 /mo · $4,229/yr
• Insurance: −$117
• HOA: −$27
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-246

Break-even live

Break-even rent $2,501

Max offer price $246,355

Occupancy floor —

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: $70,488
• Closing costs: $8,459
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15033 S White Swan Dr Gulfport, MS	4.0	2.5	1933	$2,495	$1.29	21d	1	0.40mi
15336 Lakeview Ct Gulfport, MS	3.0	2.0	1837	$2,195	$1.19	21d	1	0.40mi
15740 Rachael Dr Gulfport, MS	4.0	2.0	1928	$2,400	$1.24	13d	1	0.79mi
13727 Fox Hill Dr Gulfport, MS	3.0	2.0	1388	$1,800	$1.30	43d	1	1.10mi
13518 Huntington Cir Gulfport, MS	4.0	2.0	2084	$1,950	$0.94	43d	1	1.23mi
15395 Percy St Gulfport, MS	3.0	2.0	1710	$1,975	$1.15	43d	1	1.34mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 17 events

1. 2026-06-16
   status $276,500 Pending 45 DOM
2. 2026-06-16
   days on market $276,500 Active 45 DOM
3. 2026-06-15
   days on market $276,500 Active 44 DOM
4. 2026-06-14
   days on market $276,500 Active 42 DOM
5. 2026-06-13
   pricedays on market $276,500 Active 41 DOM
6. 2026-06-10
   days on market $272,500 Active 39 DOM
7. 2026-06-09
   days on market $272,500 Active 38 DOM
8. 2026-06-08
   days on market $272,500 Active 37 DOM
9. 2026-06-07
   days on market $272,500 Active 36 DOM
10. 2026-06-02
    days on market $272,500 Active 31 DOM
11. 2026-06-01
    days on market $272,500 Active 30 DOM
12. 2026-05-31
    days on market $272,500 Active 29 DOM
13. 2026-05-30
    pricedays on market $272,500 Active 28 DOM
14. 2026-05-15
    price $267,900 1335-char remark
15. 2026-05-15
    price $270,900 1335-char remark
16. 2026-05-06
    price $267,900 1335-char remark
17. 2026-05-02
    listed $264,900 Active 1335-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 19 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: $26,271
• − Mortgage interest: −$15,794
• − Property taxes: −$4,229
• − Insurance: −$1,410
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − HOA: −$324
• − Depreciation: −$8,202
• Taxable loss: −$7,891
• Est. tax savings @ 24.0%: +$1,894
• After-tax cash flow: $-1,058/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements to its roof, exterior, and landscaping, significantly impacting its value. Immediate action is needed to address these critical issues.

Repairs flagged

• Major roof — Significant damage visible
• Major exterior landscaping and fencing — Severe overgrowth and poor condition
• Major foundation — Aerial view suggests potential structural issues

Value-add opportunities

• Both landscaping and fencing improvements — Enhances curb appeal and property value
• Both roof repair — Critical to safety and property value
• Both foundation repair — Ensures structural integrity and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage visible	Major	$15,000–50,000
exterior landscaping and fencing · Severe overgrowth and poor condition	Major	$15,000–50,000
foundation · Aerial view suggests potential structural issues	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and fencing improvements — Enhances curb appeal and property value ↑
• Both roof repair — Critical to safety and property value ↑
• Both foundation repair — Ensures structural integrity and safety ↑

ⓘ 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 — 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
• 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

+4.4% since first listed

7 events — show timeline

• 2026-06-16 Pending — MLSU
• 2026-06-11 Price Changed $276,500 MLSU
• 2026-05-29 Price Changed $272,500 MLSU
• 2026-05-15 Price Changed $267,900 MLSU
• 2026-05-15 Price Changed $270,900 MLSU
• 2026-05-06 Price Changed $267,900 MLSU
• 2026-05-02 Listed $264,900 MLSU