3493 Riverbend Cv · D'Iberville, MS 39540

$179,000

2 bd · 1.5 ba · 1,340 sqft · SingleFamily public records · 29 Days on market

Built 2008 2,178 sqft lot ↓ 20% since listing

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the beautiful view of the Tchoutacabouffa River from many rooms and the back deck of this beautifully appointed townhome. The original owner and builder put thoughtful design and finishes into this community and home. It's the most peaceful and scenic place to call home with such close proximity to countless amenities, shopping and restaurants nearby.

Key facts

• Back deck
• 2,178 sq ft lot
• Garage

Tags

• BACK DECK
• CLOSE PROXIMITY TO AMENITIES

Property features AI

Finance

• Other: Located on a cul-de-sac with front yard and views
• Financial info:
• HOA & community:

Exterior

• Parking: Detached 1-car garage with garage door opener and garage facing front; Carport with 2 spaces; 23 total parking spaces
• Security:
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available
• Home design: Single-family residence; Two levels; Move-in ready
• Construction: Brick and stucco construction; Asphalt shingle roof; Slab foundation; Built (year source: owner)
• Exterior features: Deck; Rain gutters

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Includes at least one bedroom
• Flooring:
• Bathrooms: Two full bathrooms and one half bathroom (2.5 total)
• Heating & cooling: Central heating; Forced air; Fireplace insert contributes to heating; Central air conditioning
• Interior features: Breakfast bar; Granite counters; Fireplace with insert; Five total rooms (including living areas and bedrooms)
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (29.7% below list).
• Recommended offer: $126k (29.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: Creekbend Elementary And Middle (979 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: 89 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 29 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,860 (29.7% 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. 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?
4. 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.
5. 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.
6. 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: 0.70% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.16×
• Total profit: $-41,991
• Equity at exit: $26,689

10-year hold

• IRR: -20.2%
• Equity multiple: -0.06×
• Total profit: $-53,300
• Equity at exit: $15,477

Cash invested: $50,120 (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 39540

• Home prices YoY: -30.9%
• Active inventory: 89
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$185 /mo · $2,218/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-204

Break-even live

Break-even rent $1,517

Max offer price $142,996

Occupancy floor —

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12420 LAMEY BRIDGE RD DIBERVILLE, MS	2.0	1.0–2.0	651	$1,450	$2.23	13d	5	0.51mi
15815 Adam Rd Unit 518 Biloxi, MS	2.0	2.0	1039	$1,099	$1.06	13d	1	1.17mi
12088 Lamey Bridge Rd Diberville, MS	1.0–3.0	1.0–2.0	1150	$1,400	$1.22	13d	1	1.18mi
15812 Adam Rd Biloxi, MS	2.0	1.5	1100	$1,000	$0.91	43d	1	1.18mi

Listing history 34 events

1. 2026-06-18
   days on market $179,000 Active 29 DOM
2. 2026-06-17
   days on market $179,000 Active 28 DOM
3. 2026-06-16
   days on market $179,000 Active 27 DOM
4. 2026-06-15
   days on market $179,000 Active 26 DOM
5. 2026-06-14
   days on market $179,000 Active 24 DOM
6. 2026-06-13
   days on market $179,000 Active 23 DOM
7. 2026-06-10
   days on market $179,000 Active 21 DOM
8. 2026-06-09
   days on market $179,000 Active 20 DOM
9. 2026-06-08
   days on market $179,000 Active 19 DOM
10. 2026-06-07
    days on market $179,000 Active 18 DOM
11. 2026-06-02
    days on market $179,000 Active 13 DOM
12. 2026-06-01
    days on market $179,000 Active 12 DOM
13. 2026-05-31
    days on market $179,000 Active 11 DOM
14. 2026-05-30
    days on market $179,000 Active 10 DOM
15. 2026-05-20
    listed $179,000 Active
16. 2026-03-30
    historical
17. 2025-11-05
    price $177,000
18. 2025-09-29
    listed $179,000 Active
19. 2025-08-12
    status Active
20. 2025-07-28
    status Pending
21. 2025-07-28
    historical
22. 2025-07-02
    price $185,000
23. 2025-06-16
    price $189,000
24. 2025-05-24
    price $195,000
25. 2025-04-16
    listed $199,000 Active
26. 2022-08-05
    soldstatus Closed
27. 2022-06-27
    status Pending
28. 2022-06-22
    price $199,000
29. 2022-05-18
    price $215,000
30. 2022-05-09
    status Active
31. 2022-04-28
    status Pending
32. 2022-04-11
    status Active
33. 2022-04-08
    status Pending
34. 2022-04-06
    listed $225,000 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: $2,218 · $185/mo
• Projected year-2 tax: $2,218 · $185/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $15,103
• − Mortgage interest: −$10,027
• − Property taxes: −$2,218
• − Insurance: −$895
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$5,207
• Taxable loss: −$5,660
• Est. tax savings @ 24.0%: +$1,358
• After-tax cash flow: $-1,087/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 — D'Iberville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: D'Iberville, MS
• Population (ZIP): 13,033

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 0.60)
• Race & ethnicity: White 60% Black 18% Asian 10% Two or more races 9% Hispanic / Latino 9%
• Common ancestry: Romanian 5% Slovak 4% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 85% English-only · Spanish 6% Vietnamese 6% Other Asian/Pacific 1%

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: ▼ -83.70%
• Current HPI: 187.2895
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.4% since first listed

20 events — show timeline

• 2026-05-20 Listed $179,000 MLSU
• 2026-03-30 Listing Removed — MLSU
• 2025-11-05 Price Changed $177,000 MLSU
• 2025-09-29 Listed $179,000 MLSU
• 2025-08-12 Relisted — MLSU
• 2025-07-28 Pending — MLSU
• 2025-07-28 Listing Removed — MLSU
• 2025-07-02 Price Changed $185,000 MLSU
• 2025-06-16 Price Changed $189,000 MLSU
• 2025-05-24 Price Changed $195,000 MLSU
• 2025-04-16 Listed $199,000 MLSU
• 2022-08-05 Sold (MLS) — MLSU
• 2022-06-27 Pending — MLSU
• 2022-06-22 Price Changed $199,000 MLSU
• 2022-05-18 Price Changed $215,000 MLSU
• 2022-05-09 Relisted — MLSU
• 2022-04-28 Pending — MLSU
• 2022-04-11 Relisted — MLSU
• 2022-04-08 Pending — MLSU
• 2022-04-06 Listed $225,000 MLSU

Property tax history

+0.6%/yr

Latest (2025): $2,218 · +4.4% YoY. Source: county tax records.