6017 Cardona Dr · Gulf Hills, MS 39564

$394,202

5 bd · 3.0 ba · 2,720 sqft · SingleFamily · 181 Days on market

Built 2026 Excellent condition 9,583 sqft lot $145/sqft · 7% below area Est $426k · 7% under $43/mo HOA · 1% of rent

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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).

• ARV discount +10.9/15.0
• Cash flow +9.7/30.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The HICKORY III H located in Admiral Landing community offers a 5-bedroom, 3 full bathroom, open design with formal dining room and separate den. Upgrades for this home include quartz countertops, gas kitchen appliance package, undermount cabinet lighting, upgraded kitchen backsplash, LED coach lights on each side of the garage, and more! Special Features: double vanity, garden tub, separate shower, and walk-in closet in master bath, double vanity in baths 2 and 3, kitchen island, walk-in pantry, boot bench at garage entry, covered porches, undermount sinks, LED lighting, crown molding, ceiling fans in living and master, framed mirrors in all baths, smart connect Wi-Fi thermostat, landscaping package, and more! Energy Efficient Features: tankless gas water heater, electric kitchen appliance package, vinyl low E tilt-in windows, and more! Energy Star Partner.

Key facts

• Double vanity
• Quartz countertops
• Led coach lights

Tags

• QUARTZ COUNTERTOPS
• GAS KITCHEN APPLIANCE PACKAGE
• UNDERMOUNT CABINET LIGHTING
• UPGRADED KITCHEN BACKSPLASH
• LED COACH LIGHTS
• DOUBLE VANITY

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $394k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $317k (19.5% below list).
• Recommended offer: $317k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Gulf Hills — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#38 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: St Martin East Elementary School (math 67% / reading 57%, grade B, #18 of 375 statewide, top 5%, 685 students, 100% FRL); St. Martin Middle School (math 44% / reading 39%, grade F, #53 of 179 statewide, top 30%, 995 students, 100% FRL); St Martin High School (math 65% / reading 49%, grade C, #8 of 197 statewide, top 4%, 1,283 students, 100% FRL) — zoned schools average 100% FRL vs 50% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 723 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; solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• At $3,174/mo this rent would consume 48% of the median local household income ($79k/yr) (locally 734% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($347k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $317,444 (19.5% 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 181 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.81% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 10.3

CMA / ARV

• ARV (median comp): $426,066
• List price: $394,202
• Delta: -7.48%
• 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
6033 Salt Bush Dr	0.01mi	5/3.0	2,720 (0%)	2mo	$407,909	$150	98
6028 Cardona Dr	0.02mi	5/3.0	2,720 (0%)	2mo	$410,200	$151	98
5813 Moreton Pl	0.46mi	4/2.5 (-1)	2,729 (+0%)	2mo	$549,900	$202	69
6004 Penni Ln	0.25mi	4/3.0 (-1)	2,519 (-7%)	6mo	$395,000	$157	66
11805 Moss Creek Ct	0.02mi	4/2.0 (-1)	2,314 (-15%)	0mo	$386,071	$167	65
6108 Penni Ln	0.22mi	4/3.5 (-1)	2,495 (-8%)	12mo	$385,000	$154	59
6253 Sandhill Cv	0.35mi	5/3.0	2,409 (-11%)	11mo	$374,900	$156	56
510 Rue Chateauguay	0.68mi	4/3.0 (-1)	2,602 (-4%)	1mo	$649,000	$249	55
11705 Wakeland Ct	0.30mi	5/3.0	3,076 (+13%)	12mo	$425,190	$138	54
11521 Osage Loop	0.38mi	5/3.0	2,409 (-11%)	12mo	$376,900	$156	53
6009 Switzer Cv	0.70mi	4/2.5 (-1)	2,386 (-12%)	0mo	$499,999	$210	40
127 Surgeres Pl	0.74mi	4/2.5 (-1)	2,434 (-10%)	7mo	$685,000	$281	35

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.22×
• Total profit: $-85,636
• Equity at exit: $58,777

10-year hold

• IRR: -22.4%
• Equity multiple: -0.06×
• Total profit: $-116,601
• Equity at exit: $34,083

Cash invested: $110,377 (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 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 723
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,174 medium
• Mortgage (P&I): −$2,067
• Tax est. 1.5%: −$493 /mo · $5,913/yr
• Insurance: −$164
• HOA: −$43
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $-259

Break-even live

Break-even rent $3,503

Max offer price $356,662

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-123	+0% $-259	+5% $-396	+10% $-532
Rent	-10% $-510	-5% $-385	+0% $-259	+5% $-134	+10% $-9
Rate	-1.0pp $-61	-0.5pp $-159	base $-259	+0.5pp $-362	+1.0pp $-465

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: $98,550
• Closing costs: $11,826
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11404 Harrison Ct Ocean Springs, MS	4.0	2.0	2091	$2,950	$1.41	23d	1	0.46mi
107 Surgeres Pl Ocean Springs, MS	4.0	2.5	2830	$3,400	$1.20	46d	1	0.84mi
1220 Sunset Dr Ocean Springs, MS	4.0	3.0	3485	$3,950	$1.13	45d	1	1.03mi

HOA detail

• Monthly dues: $43 · $516/yr
• Likely covers: watergaselectricinternetlandscaping

Listing history 22 events

1. 2026-06-21
   days on market $394,202 Active 181 DOM
2. 2026-06-18
   price $394,202 Active 178 DOM
3. 2026-06-18
   days on market $394,207 Active 178 DOM
4. 2026-06-17
   days on market $394,207 Active 177 DOM
5. 2026-06-16
   days on market $394,207 Active 176 DOM
6. 2026-06-15
   days on market $394,207 Active 175 DOM
7. 2026-06-14
   days on market $394,207 Active 173 DOM
8. 2026-06-13
   days on market $394,207 Active 172 DOM
9. 2026-06-10
   days on market $394,207 Active 170 DOM
10. 2026-06-09
    days on market $394,207 Active 169 DOM
11. 2026-06-08
    days on market $394,207 Active 168 DOM
12. 2026-06-07
    days on market $394,207 Active 167 DOM
13. 2026-06-05
    days on market $394,207 Active 164 DOM
14. 2026-06-03
    days on market $394,207 Active 163 DOM
15. 2026-06-02
    days on market $394,207 Active 162 DOM
16. 2026-06-01
    days on market $394,207 Active 161 DOM
17. 2026-05-31
    days on market $394,207 Active 160 DOM
18. 2026-05-30
    days on market $394,207 Active 159 DOM
19. 2026-05-08
    price $394,207 999-char remark

    Show marketing remark (967 chars)

    Awesome builder rate plus choose ONE free: window blinds OR front gutters! Restrictions apply. The HICKORY III H located in Admiral Landing community offers a 5-bedroom, 3 full bathroom, open design with formal dining room and separate den. Upgrades for this home include quartz countertops, gas kitchen appliance package, undermount cabinet lighting, upgraded kitchen backsplash, LED coach lights on each side of the garage, and more! Special Features: double vanity, garden tub, separate shower, and walk-in closet in master bath, double vanity in baths 2 and 3, kitchen island, walk-in pantry, boot bench at garage entry, covered porches, undermount sinks, LED lighting, crown molding, ceiling fans in living and master, framed mirrors in all baths, smart connect Wi-Fi thermostat, landscaping package, and more! Energy Efficient Features: tankless gas water heater, electric kitchen appliance package, vinyl low E tilt-in windows, and more! Energy Star Partner.

20. 2026-05-08
    price $394,207 967-char remark

    Show marketing remark (967 chars)

    Awesome builder rate plus choose ONE free: window blinds OR front gutters! Restrictions apply. The HICKORY III H located in Admiral Landing community offers a 5-bedroom, 3 full bathroom, open design with formal dining room and separate den. Upgrades for this home include quartz countertops, gas kitchen appliance package, undermount cabinet lighting, upgraded kitchen backsplash, LED coach lights on each side of the garage, and more! Special Features: double vanity, garden tub, separate shower, and walk-in closet in master bath, double vanity in baths 2 and 3, kitchen island, walk-in pantry, boot bench at garage entry, covered porches, undermount sinks, LED lighting, crown molding, ceiling fans in living and master, framed mirrors in all baths, smart connect Wi-Fi thermostat, landscaping package, and more! Energy Efficient Features: tankless gas water heater, electric kitchen appliance package, vinyl low E tilt-in windows, and more! Energy Star Partner.

21. 2025-12-22
    listed $391,207 Active 999-char remark

    Show marketing remark (967 chars)

    Awesome builder rate plus choose ONE free: window blinds OR front gutters! Restrictions apply. The HICKORY III H located in Admiral Landing community offers a 5-bedroom, 3 full bathroom, open design with formal dining room and separate den. Upgrades for this home include quartz countertops, gas kitchen appliance package, undermount cabinet lighting, upgraded kitchen backsplash, LED coach lights on each side of the garage, and more! Special Features: double vanity, garden tub, separate shower, and walk-in closet in master bath, double vanity in baths 2 and 3, kitchen island, walk-in pantry, boot bench at garage entry, covered porches, undermount sinks, LED lighting, crown molding, ceiling fans in living and master, framed mirrors in all baths, smart connect Wi-Fi thermostat, landscaping package, and more! Energy Efficient Features: tankless gas water heater, electric kitchen appliance package, vinyl low E tilt-in windows, and more! Energy Star Partner.

22. 2025-12-22
    listed $391,207 Active 967-char remark

    Show marketing remark (967 chars)

    Awesome builder rate plus choose ONE free: window blinds OR front gutters! Restrictions apply. The HICKORY III H located in Admiral Landing community offers a 5-bedroom, 3 full bathroom, open design with formal dining room and separate den. Upgrades for this home include quartz countertops, gas kitchen appliance package, undermount cabinet lighting, upgraded kitchen backsplash, LED coach lights on each side of the garage, and more! Special Features: double vanity, garden tub, separate shower, and walk-in closet in master bath, double vanity in baths 2 and 3, kitchen island, walk-in pantry, boot bench at garage entry, covered porches, undermount sinks, LED lighting, crown molding, ceiling fans in living and master, framed mirrors in all baths, smart connect Wi-Fi thermostat, landscaping package, and more! Energy Efficient Features: tankless gas water heater, electric kitchen appliance package, vinyl low E tilt-in windows, 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.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 6 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,093
• − Mortgage interest: −$22,081
• − Property taxes: −$5,913
• − Insurance: −$1,971
• − Repairs & maintenance: −$3,047
• − Management: −$3,047
• − HOA: −$516
• − Depreciation: −$11,468
• Taxable loss: −$9,951
• Est. tax savings @ 24.0%: +$2,388
• After-tax cash flow: $-725/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 · 1 photo

Excellent 95/100 None rehab

This home is in excellent condition with recent upgrades and is ready for immediate occupancy. Minor improvements to landscaping and interior paint can further enhance its appeal.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Interior paint touch-ups — Fresh paint can make the home look more inviting and maintain its value.
• Both Window treatments — Window blinds or curtains can add a finishing touch and improve energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Interior paint touch-ups — Fresh paint can make the home look more inviting and maintain its value. ↑
• Both Window treatments — Window blinds or curtains can add a finishing touch and improve 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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Gulf Hills

• Score: 71/100
• State rank: #38
• US rank: #7310

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D+ Housing A+ Health & safety B User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulf Hills, MS
• County: Jackson County · 82,196 people
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 43,240
• Household income: $78,596
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 734.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 5% Slovak 4% Romanian 2%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 93% English-only · Spanish 3% Vietnamese 2% Tagalog/Filipino 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.77%
• Current HPI: 204.2244
• Rent YoY: ▲ 1.31%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+0.8% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $394,207 Zillow
• 2026-05-08 Price Changed $394,207 MLSU
• 2025-12-22 Listed $391,207 Zillow
• 2025-12-22 Listed $391,207 MLSU