15396 Percy St · Gulfport, MS 39503

$225,275

3 bd · 2.0 ba · 1,375 sqft · SingleFamily · 12 Days on market

Built 2026 Good condition 8,276 sqft lot $164/sqft · 7% below area Est $243k · 7% under $37/mo HOA · 2% of rent ↓ 1% since listing

---

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 +13.5/30.0
• ARV discount +10.9/15.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome builder rate plus choose ONE free: window blinds OR front gutters! Restrictions apply. Located on a corner lot, the COSTELLO IV G in Stockridge community offers a 3-bedroom, 2 full bathroom open design. Upgrades for this home includes LED coach lights on each side of the garage. Special Features: garden tub and walk-in closet in master bath, covered rear patio, recessed lighting, ceiling fans in living room and master bedroom, smart connect Wi-Fi thermostat, smoke and carbon monoxide detectors, landscape package, and more! Efficient Features: kitchen appliance package with electric range, water heater, vinyl low E tilt-in windows, radiant barrier roof decking, and more! Energy Star Partner.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $8 ($100/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 $203k (10.0% below list).
• Recommended offer: $203k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Gulfport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 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 39% 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $202,801 (10.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.90% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 9.3

CMA / ARV

• ARV (median comp): $243,443
• List price: $225,275
• Delta: -7.46%
• 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
15396 Percy St	0.00mi	3/2.0	1,375 (0%)	0mo	$225,275	$164	100
15387 Percy St	0.04mi	3/2.0	1,375 (0%)	5mo	$224,536	$163	94
15013 Stockridge Dr	0.12mi	3/2.0	1,375 (0%)	6mo	$223,950	$163	89
15033 Stockridge Dr	0.05mi	3/2.0	1,517 (+10%)	2mo	$241,738	$159	79
15005 Stockridge Dr	0.12mi	3/2.0	1,517 (+10%)	3mo	$240,540	$159	75
15071 Stockridge Dr	0.13mi	3/2.0	1,550 (+13%)	3mo	$246,290	$159	71
15371 Murphy St	0.08mi	3/2.0	1,561 (+14%)	4mo	$248,380	$159	70
15188 High Point Dr	0.42mi	3/2.0	1,517 (+10%)	3mo	$248,015	$163	61
15114 High Point Dr	0.43mi	3/2.0	1,517 (+10%)	4mo	$250,960	$165	60
15093 High Point Dr	0.46mi	3/2.0	1,517 (+10%)	3mo	$249,777	$165	58
15299 High Point Dr	0.53mi	3/2.0	1,517 (+10%)	4mo	$246,695	$163	55
15130 High Point Dr	0.55mi	3/2.0	1,517 (+10%)	6mo	$245,905	$162	52

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: -11.6%
• Equity multiple: 0.56×
• Total profit: $-27,454
• Equity at exit: $33,589

10-year hold

• IRR: 2.8%
• Equity multiple: 1.23×
• Total profit: $14,721
• Equity at exit: $19,478

Cash invested: $63,077 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,028 medium
• Mortgage (P&I): −$1,181
• Tax est. 1.5%: −$282 /mo · $3,379/yr
• Insurance: −$94
• HOA: −$37
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $8

Break-even live

Break-even rent $2,017

Max offer price $225,275

Occupancy floor 95%

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: $56,319
• Closing costs: $6,758
• 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	43d	1	0.04mi
15336 Lakeview Ct Gulfport, MS	3.0	2.0	1837	$2,195	$1.19	21d	1	1.03mi

HOA detail

• Monthly dues: $37 · $444/yr
• Likely covers: waterelectricinternet

Listing history 5 events

1. 2026-05-05
   status Pending 708-char remark

   Show marketing remark (708 chars)

   Awesome builder rate plus choose ONE free: window blinds OR front gutters! Restrictions apply. Located on a corner lot, the COSTELLO IV G in Stockridge community offers a 3-bedroom, 2 full bathroom open design. Upgrades for this home includes LED coach lights on each side of the garage. Special Features: garden tub and walk-in closet in master bath, covered rear patio, recessed lighting, ceiling fans in living room and master bedroom, smart connect Wi-Fi thermostat, smoke and carbon monoxide detectors, landscape package, and more! Efficient Features: kitchen appliance package with electric range, water heater, vinyl low E tilt-in windows, radiant barrier roof decking, and more! Energy Star Partner.

2. 2026-04-23
   status Active 708-char remark

   Show marketing remark (708 chars)

   Awesome builder rate plus choose ONE free: window blinds OR front gutters! Restrictions apply. Located on a corner lot, the COSTELLO IV G in Stockridge community offers a 3-bedroom, 2 full bathroom open design. Upgrades for this home includes LED coach lights on each side of the garage. Special Features: garden tub and walk-in closet in master bath, covered rear patio, recessed lighting, ceiling fans in living room and master bedroom, smart connect Wi-Fi thermostat, smoke and carbon monoxide detectors, landscape package, and more! Efficient Features: kitchen appliance package with electric range, water heater, vinyl low E tilt-in windows, radiant barrier roof decking, and more! Energy Star Partner.

3. 2026-02-05
   price $225,275 708-char remark

   Show marketing remark (708 chars)

   Awesome builder rate plus choose ONE free: window blinds OR front gutters! Restrictions apply. Located on a corner lot, the COSTELLO IV G in Stockridge community offers a 3-bedroom, 2 full bathroom open design. Upgrades for this home includes LED coach lights on each side of the garage. Special Features: garden tub and walk-in closet in master bath, covered rear patio, recessed lighting, ceiling fans in living room and master bedroom, smart connect Wi-Fi thermostat, smoke and carbon monoxide detectors, landscape package, and more! Efficient Features: kitchen appliance package with electric range, water heater, vinyl low E tilt-in windows, radiant barrier roof decking, and more! Energy Star Partner.

4. 2026-02-05
   status Pending 708-char remark

   Show marketing remark (708 chars)

   Awesome builder rate plus choose ONE free: window blinds OR front gutters! Restrictions apply. Located on a corner lot, the COSTELLO IV G in Stockridge community offers a 3-bedroom, 2 full bathroom open design. Upgrades for this home includes LED coach lights on each side of the garage. Special Features: garden tub and walk-in closet in master bath, covered rear patio, recessed lighting, ceiling fans in living room and master bedroom, smart connect Wi-Fi thermostat, smoke and carbon monoxide detectors, landscape package, and more! Efficient Features: kitchen appliance package with electric range, water heater, vinyl low E tilt-in windows, radiant barrier roof decking, and more! Energy Star Partner.

5. 2026-02-05
   listed $228,275 Active 708-char remark

   Show marketing remark (708 chars)

   Awesome builder rate plus choose ONE free: window blinds OR front gutters! Restrictions apply. Located on a corner lot, the COSTELLO IV G in Stockridge community offers a 3-bedroom, 2 full bathroom open design. Upgrades for this home includes LED coach lights on each side of the garage. Special Features: garden tub and walk-in closet in master bath, covered rear patio, recessed lighting, ceiling fans in living room and master bedroom, smart connect Wi-Fi thermostat, smoke and carbon monoxide detectors, landscape package, and more! Efficient Features: kitchen appliance package with electric range, water heater, vinyl low E tilt-in windows, radiant barrier roof decking, and more! Energy Star Partner.

ⓘ 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: $24,336
• − Mortgage interest: −$12,619
• − Property taxes: −$3,379
• − Insurance: −$1,126
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − HOA: −$444
• − Depreciation: −$6,553
• Taxable loss: −$3,680
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $983/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with modern updates and a well-maintained exterior. It is move-in ready and would benefit from a landscaping package and smart home integration to further enhance its value.

Value-add opportunities

• Both landscaping package — enhances curb appeal and adds value
• Both smart home integration — increases home's marketability and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping package — enhances curb appeal and adds value ↑
• Both smart home integration — increases home's marketability and energy efficiency ↑

ⓘ 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

-1.3% since first listed

5 events — show timeline

• 2026-05-05 Pending — MLSU
• 2026-04-23 Relisted — MLSU
• 2026-02-05 Price Changed $225,275 MLSU
• 2026-02-05 Pending — MLSU
• 2026-02-05 Listed $228,275 MLSU