7212 Greenbriar St · Gulf Hills, MS 39564

$75,000

3 bd · 2.0 ba · 1,562 sqft · SingleFamily public records · 1 Days on market

Built 1988 10,018 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special. Enter at your own risk. Good location. Very close to the interstate.

Key facts

• 0.23 acre lot

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Sewer listed as Other; Water source listed as Other; Utilities listed as Other
• Home design: Single Family Residence, house; One level
• Construction: Brick and siding exterior; Slab foundation; Built area approximately 1,562 (source: assessor); Property described as fixer
• Exterior features: Asphalt shingle roof; Concrete parking surface

Interior

• Bathrooms: 2 bathrooms (total)
• Heating & cooling: Has heating (type listed as Other); Has cooling (type listed as Other)
• Interior features: Appliances listed as Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 20.1% vs local median 4.5% in Gulf Hills — 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 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+, schools F, amenities 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.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $75,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.41% ✓
• Cap rate: 20.12%
• Cash-on-cash: 49.40%
• DSCR: 3.20
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $232,738
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7212 Greenbriar St	0.00mi	3/2.0	1,562 (0%)	1mo	$75,000	$48	99
13104 Sweetbriar St	0.10mi	3/2.0	1,499 (-4%)	9mo	$205,000	$137	81
13501 Saint Martin Dr	0.45mi	3/2.0	1,442 (-8%)	4mo	$215,000	$149	63
2020 Irma Cir	0.70mi	3/2.0	1,535 (-2%)	4mo	$239,900	$156	61
6601 Lancaster Blvd	0.72mi	3/1.5	1,554 (-0%)	6mo	$194,999	$125	59
13012 Horseshoe Dr #1006	0.22mi	3/2.0	1,380 (-12%)	15mo	$267,990	$194	58
13032 Horseshoe Dr Lot 1004	0.23mi	3/2.0	1,379 (-12%)	15mo	$267,990	$194	58
7505 Martin Ct	0.42mi	3/2.0	1,379 (-12%)	11mo	$238,000	$173	52
2125 Magazine St	0.74mi	3/2.5	1,697 (+9%)	4mo	$215,000	$127	46
2024 Toulouse St	0.69mi	3/2.0	1,393 (-11%)	12mo	$195,000	$140	40
2101 Napoleon St St	0.70mi	3/2.0	1,345 (-14%)	12mo	$210,000	$156	34
6608 Columbus Cir	0.71mi	4/2.5 (+1)	1,360 (-13%)	7mo	$179,900	$132	32

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: 45.1%
• Equity multiple: 2.90×
• Total profit: $39,935
• Equity at exit: $11,183

10-year hold

• IRR: 50.2%
• Equity multiple: 5.47×
• Total profit: $93,895
• Equity at exit: $6,485

Cash invested: $21,000 (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: 714
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,810 high
• Mortgage (P&I): −$393
• Tax from tax record: −$141 /mo · $1,689/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $864

Break-even live

Break-even rent $716

Max offer price $75,000

Occupancy floor 47%

Sensitivity live

Price	-10% $907	-5% $886	+0% $864	+5% $843	+10% $822
Rent	-10% $721	-5% $793	+0% $864	+5% $936	+10% $1,007
Rate	-1.0pp $902	-0.5pp $884	base $864	+0.5pp $845	+1.0pp $825

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12297 Massachusetts Rd Ocean Springs, MS	3.0	2.0	1148	$1,595	$1.39	22d	1	0.74mi
12293 Massachusetts Rd Ocean Springs, MS	3.0	2.0	1148	$1,595	$1.39	44d	1	0.74mi
2401 Esplanade St Unit B Ocean Springs, MS	3.0	2.0	1250	$1,225	$0.98	22d	1	0.79mi
6721 Washington Ave Ocean Springs, MS	1.0–3.0	1.0–2.0	1084	$1,696	$1.56	14d	12	0.81mi
6428 Poco Rd Ocean Springs, MS	3.0	2.0	1990	$2,500	$1.26	44d	1	0.87mi
2501 Gladiolus St Ocean Springs, MS	3.0	2.0	1125	$1,350	$1.20	44d	1	0.92mi
6249 Tennyson Dr Ocean Springs, MS	3.0	2.0	1372	$1,600	$1.17	22d	1	1.09mi
6217 Browning Dr Ocean Springs, MS	3.0	2.0	1264	$1,750	$1.38	44d	1	1.12mi

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-24
   listed $75,000 Active

ⓘ 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: $1,689 · $141/mo
• Projected year-2 tax: $1,689 · $141/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 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: $21,718
• − Mortgage interest: −$4,201
• − Property taxes: −$1,689
• − Insurance: −$375
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$2,182
• Taxable income: $9,796
• Est. tax owed @ 24.0%: −$2,351
• After-tax cash flow: $8,023/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: 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

2 events — show timeline

• 2026-04-30 Pending — MLSU
• 2026-04-24 Listed $75,000 MLSU

Property tax history

+8.9%/yr

Latest (2025): $1,689 · +4.8% YoY. Source: county tax records.