17394 Gentry Dr · Lyman, MS 39503

$259,900

3 bd · 1.0 ba · 1,739 sqft · SingleFamily public records · 7 Days on market

Built 2000 0.26 ac lot Est $285k · 9% under

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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 +12.8/30.0
• ARV discount +11.5/15.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the PERFECT family home that you have been waiting for! This home has a split floor plan, a front porch perfect for a swing and a large fenced in backyard. The master suite features tray ceilings, a beautiful and spacious bathroom as well as a large master closet. The dining room could be used as another bedroom, a play room or even an office. The beautiful cherry hardwood floors run through the big family room and hallways with carpet in the bedrooms. 1 year Home Warranty will be provided at closing. Seller is willing to look at all offers. Don't miss your chance to live in this beautiful home. Agent related to seller.

Key facts

• Covered front porch
• Master suite
• Refrigerator conveys

Tags

• PRIVACY FENCED BACK YARD
• COVERED FRONT PORCH
• REFRIGERATOR CONVEYS
• SMART THERMOSTAT
• SPACIOUS LAUNDRY ROOM
• MASTER SUITE

Property features AI

Finance

• HOA & community: Curbs; Near entertainment; See remarks

Exterior

• Parking: Attached garage (2 spaces); Additional parking for a total of 6 vehicles; Driveway; Garage door opener; Garage faces front; Direct garage access; Concrete parking/driveway
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available; Underground utilities
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick and siding construction; Architectural shingle roof; Slab foundation; Built (year source: assessor)
• Exterior features: Private yard; Porch; Rain gutters; Wood privacy fencing in back yard; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Microwave; Oven; Refrigerator; Stainless steel appliances
• Bedrooms: Bedrooms present (no specific bedroom-level details provided)
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Electric cooling
• Interior features: Ceiling fans; Double vanity; Entrance foyer; High ceilings; Soaking tub; Walk-in closet(s); Breakfast bar; Blinds; Double-pane insulated vinyl windows; Insulated doors; Decorative electric fireplace in great room
• Laundry & utility: Inside laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-23 ($-282/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (25.1% below list).
• Recommended offer: $195k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 37% 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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.
• Current owner paid $165k; list at $260k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $194,650 (25.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.75% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $285,196
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13709 Windwood Dr	0.21mi	3/2.0	1,604 (-8%)	2mo	$249,900	$156	72
13767 Windwood Dr	0.18mi	4/2.0 (+1)	1,879 (+8%)	1mo	$259,900	$138	69
17461 Inman Knoll Dr	0.49mi	4/2.0 (+1)	1,791 (+3%)	1mo	$292,900	$164	62
17406 E Sycamore St	0.63mi	3/2.0	1,650 (-5%)	2mo	$279,900	$170	56
17426 E Sycamore St	0.63mi	3/2.0	1,650 (-5%)	2mo	$279,900	$170	56
17396 E Sycamore St	0.63mi	4/2.0 (+1)	1,791 (+3%)	1mo	$292,900	$164	56
17442 E Sycamore St	0.63mi	3/2.0	1,650 (-5%)	3mo	$279,900	$170	56
17423 E Sycamore St	0.63mi	4/2.0 (+1)	1,791 (+3%)	2mo	$289,900	$162	55
17430 E Sycamore St	0.63mi	4/2.0 (+1)	1,791 (+3%)	2mo	$289,900	$162	55
17448 E Sycamore St	0.63mi	4/2.0 (+1)	1,791 (+3%)	3mo	$289,900	$162	54
17455 E Sycamore St	0.63mi	4/2.0 (+1)	1,791 (+3%)	3mo	$289,900	$162	54
17482 E Sycamore St	0.67mi	3/2.0	1,650 (-5%)	3mo	$279,900	$170	54

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: -13.2%
• Equity multiple: 0.51×
• Total profit: $-35,599
• Equity at exit: $38,752

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $2,821
• Equity at exit: $22,471

Cash invested: $72,772 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,946 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-23

Break-even live

Break-even rent $1,976

Max offer price $255,749

Occupancy floor 96%

Sensitivity live

Price	-10% $124	-5% $50	+0% $-23	+5% $-97	+10% $-171
Rent	-10% $-177	-5% $-100	+0% $-23	+5% $53	+10% $130
Rate	-1.0pp $107	-0.5pp $43	base $-23	+0.5pp $-91	+1.0pp $-159

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17986 Restoration Cir Gulfport, MS	3.0	2.5	1730	$2,100	$1.21	15d	1	0.76mi
18137 Canal Junction Dr Gulfport, MS	3.0	2.0	1413	$1,750	$1.24	45d	1	0.84mi
13415 John Clark Rd Gulfport, MS	3.0	2.0	2067	$2,090	$1.01	45d	1	0.87mi
11604 Caroline Ct Gulfport, MS	3.0	2.0	1660	$1,850	$1.11	46d	1	1.23mi
11571 Caroline Ct Gulfport, MS	3.0	2.0	1950	$2,000	$1.03	45d	1	1.29mi
12237 Vada Dr Gulfport, MS	3.0	1.0	1350	$1,349	$1.00	15d	1	1.46mi
18278 Tara Brooke Dr Gulfport, MS	3.0	2.0	1445	$1,800	$1.25	45d	1	1.50mi

Listing history 7 events

1. 2026-06-15
   status $259,900 Pending 7 DOM
2. 2026-06-15
   days on market $259,900 Active 7 DOM
3. 2026-06-14
   days on market $259,900 Active 5 DOM
4. 2026-06-13
   days on market $259,900 Active 4 DOM
5. 2026-06-10
   days on market $259,900 Active 2 DOM
6. 2026-06-09
   remarks 699-char remark
7. 2026-06-09
   listed $259,900 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: $1,080 · $90/mo
• Projected year-2 tax: $2,053 · $171/mo
• Expected delta: +$973/yr (+$81/mo · 90.1%)

ⓘ 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 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: $23,358
• − Mortgage interest: −$14,558
• − Property taxes: −$1,080
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$7,561
• Taxable loss: −$4,878
• Est. tax savings @ 24.0%: +$1,171
• After-tax cash flow: $889/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

• 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

+30.0% since first listed

7 events — show timeline

• 2026-06-08 Listed $259,900 MLSU
• 2019-04-25 Sold (Public Records) $165,000 Public Records
• 2019-04-18 Sold (MLS) — MLSU
• 2018-10-15 Listed $165,000 MLSU
• 2008-04-01 Sold (Public Records) — Public Records
• 2008-03-28 Sold (MLS) — MLSU
• 2008-01-28 Listed $199,900 MLSU

Property tax history

-5.6%/yr

Latest (2025): $1,080 · +5.6% YoY. Source: county tax records.