16790 Desmare St · Lyman, MS 39503

$265,000

3 bd · 1.0 ba · 1,546 sqft · SingleFamily public records · 64 Days on market

Built 2019 6,969 sqft lot $171/sqft · 11% above area Est $254k · at est. $17/mo HOA · 1% of rent

---

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 +5.6/15.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This FRAZIER IV G is a 3 bedroom 2 bath open design. Upgrades Added: Cabinet and Appliance upgrade packages and more ask for details! Special Features: Slab granite counters in kitchen and baths, stainless appliance package, breakfast bar overlooking living room,, ceramic tile flooring in wet areas, double vanity, soaking tub and separate shower in master suite, brick and vinyl exterior, 30 year shingles and so much more! Energy Efficient Features: Vinyl Low-E tilt-in windows, radiant barrier roof decking, high efficiency Carrier HVAC and central gas heating system, Rheem tankless gas water heater and more!

Key facts

• Open floor plan
• Spacious kitchen
• Tile flooring

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• TILE FLOORING
• LUXURY VINYL PLANK FLOORING

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $200 (includes grounds maintenance)

Exterior

• Parking: 2-car garage; Driveway; Garage door opener; Total parking for 4 vehicles
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family house; One story; Move-in ready; Accessible features
• Construction: Brick veneer and siding exterior; Slab foundation; Architectural shingle roof; Built (year per public records)
• Exterior features: Patio; Porch; Private yard; Curbs; Near entertainment

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Natural gas in kitchen
• Flooring: Luxury vinyl; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Ceiling fans; High ceilings; Stone countertops; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $18 ($216/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 $210k (20.9% below list).
• Recommended offer: $210k (20.9% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Lyman Elementary School (math 62% / reading 50%, grade C+, #39 of 375 statewide, top 10%, 490 students, 99% FRL); Harrison Central High School (math 38% / reading 38%, grade F, #58 of 197 statewide, top 29%, 1,486 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.0%/yr); 770 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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 64 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,539 (20.9% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (median comp): $254,163
• List price: $265,000
• Delta: 4.26%
• 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
16823 Alcorn Ave	0.03mi	3/2.0	1,650 (+7%)	2mo	$245,000	$148	82
16837 Alcorn Ave	0.03mi	3/2.0	1,452 (-6%)	6mo	$225,000	$155	79
15146 Oberlin Ave	0.23mi	3/2.0	1,495 (-3%)	1mo	$229,900	$154	79
16755 Desmare St	0.05mi	3/2.0	1,685 (+9%)	1mo	$255,000	$151	78
16959 Acron St	0.30mi	3/2.0	1,644 (+6%)	1mo	$239,900	$146	70
16974 Alcorn Ave	0.28mi	3/2.0	1,624 (+5%)	6mo	$250,000	$154	70
15164 Clemson Ave	0.29mi	3/2.0	1,392 (-10%)	3mo	$209,900	$151	64
15052 Baylor Ave	0.30mi	3/2.0	1,371 (-11%)	2mo	$199,600	$146	61
16951 Acron St	0.28mi	3/2.0	1,714 (+11%)	4mo	$235,000	$137	61
15035 Baylor Ave	0.30mi	3/2.0	1,354 (-12%)	1mo	$219,990	$162	61
15085 Baylor Ave	0.35mi	3/2.0	1,719 (+11%)	6mo	$229,000	$133	56
14496 3rd Ave	0.50mi	3/2.0	1,720 (+11%)	6mo	$179,900	$105	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: -11.9%
• Equity multiple: 0.55×
• Total profit: $-33,135
• Equity at exit: $39,512

10-year hold

• IRR: 1.8%
• Equity multiple: 1.15×
• Total profit: $11,249
• Equity at exit: $22,912

Cash invested: $74,200 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,095 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$110
• HOA: −$17
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $18

Break-even live

Break-even rent $2,073

Max offer price $265,000

Occupancy floor 94%

Sensitivity live

Price	-10% $168	-5% $93	+0% $18	+5% $-57	+10% $-132
Rent	-10% $-148	-5% $-65	+0% $18	+5% $101	+10% $184
Rate	-1.0pp $151	-0.5pp $85	base $18	+0.5pp $-51	+1.0pp $-121

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15395 Percy St Gulfport, MS	3.0	2.0	1710	$1,975	$1.15	45d	1	0.91mi
15740 Rachael Dr Gulfport, MS	4.0	2.0	1928	$2,400	$1.24	15d	1	1.43mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: watergas

Listing history 20 events

1. 2026-06-21
   days on market $265,000 Active 64 DOM
2. 2026-06-18
   days on market $265,000 Active 61 DOM
3. 2026-06-17
   days on market $265,000 Active 60 DOM
4. 2026-06-16
   days on market $265,000 Active 59 DOM
5. 2026-06-15
   days on market $265,000 Active 58 DOM
6. 2026-06-14
   days on market $265,000 Active 56 DOM
7. 2026-06-13
   days on market $265,000 Active 55 DOM
8. 2026-06-10
   days on market $265,000 Active 53 DOM
9. 2026-06-09
   days on market $265,000 Active 52 DOM
10. 2026-06-08
    days on market $265,000 Active 51 DOM
11. 2026-06-07
    days on market $265,000 Active 50 DOM
12. 2026-06-02
    days on market $265,000 Active 45 DOM
13. 2026-06-01
    days on market $265,000 Active 44 DOM
14. 2026-05-31
    days on market $265,000 Active 43 DOM
15. 2026-05-30
    days on market $265,000 Active 42 DOM
16. 2026-05-06
    price $265,000 615-char remark
17. 2026-04-18
    listed $284,900 Active 615-char remark
18. 2023-09-05
    soldstatus
19. 2020-01-27
    soldstatus 614-char remark

    Show marketing remark (614 chars)

    This FRAZIER IV G is a 3 bedroom 2 bath open design. Upgrades Added: Cabinet and Appliance upgrade packages and more ask for details! Special Features: Slab granite counters in kitchen and baths, stainless appliance package, breakfast bar overlooking living room,, ceramic tile flooring in wet areas, double vanity, soaking tub and separate shower in master suite, brick and vinyl exterior, 30 year shingles and so much more! Energy Efficient Features: Vinyl Low-E tilt-in windows, radiant barrier roof decking, high efficiency Carrier HVAC and central gas heating system, Rheem tankless gas water heater and more!

20. 2019-10-22
    listed $167,845 614-char remark

    Show marketing remark (614 chars)

    This FRAZIER IV G is a 3 bedroom 2 bath open design. Upgrades Added: Cabinet and Appliance upgrade packages and more ask for details! Special Features: Slab granite counters in kitchen and baths, stainless appliance package, breakfast bar overlooking living room,, ceramic tile flooring in wet areas, double vanity, soaking tub and separate shower in master suite, brick and vinyl exterior, 30 year shingles and so much more! Energy Efficient Features: Vinyl Low-E tilt-in windows, radiant barrier roof decking, high efficiency Carrier HVAC and central gas heating system, Rheem tankless gas water heater and more!

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $2,094 · $174/mo
• Expected delta: +$650/yr (+$54/mo · 45.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $25,145
• − Mortgage interest: −$14,844
• − Property taxes: −$1,443
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − HOA: −$204
• − Depreciation: −$7,709
• Taxable loss: −$4,404
• Est. tax savings @ 24.0%: +$1,057
• After-tax cash flow: $1,273/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
• 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

+57.9% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $265,000 MLSU
• 2026-04-18 Listed $284,900 MLSU
• 2023-09-05 Sold (Public Records) — Public Records
• 2020-01-27 Sold (MLS) — MLSU
• 2019-10-22 Listed $167,845 MLSU

Property tax history

+45.1%/yr

Latest (2025): $1,443 · +20.5% YoY. Source: county tax records.