450 Annette Ln · D'Iberville, MS 39540

$175,000

3 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 394 Days on market

Built 1971 9,583 sqft lot $133/sqft · 7% below area Est $188k · 7% under ↓ 7% since listing

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Why this score? — see what drove the C 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 +21.4/30.0
• ARV discount +10.7/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious home is in an established neighborhood that is surrounded by beautiful, mature trees for lots of shading. The two-car garage has been enclosed to create a huge family room/den. The home has a spacious beautiful backyard for family gatherings. It sits on a hill. Come make it YOUR home! Seller will pay $10,000.00 in closing cost/prepaids or upgrades. In addition,this home qualifies for Hancock Whitney' Expanded Opportunity Mortgage loan which includes: up to 0 down, conventional loan, no PMI, primary residence and 15 or 30 yr term. Owner occupied.

Key facts

• Spacious backyard
• Huge family room
• Sits on a hill

Tags

• ESTABLISHED NEIGHBORHOOD
• MATURE TREES
• HUGE FAMILY ROOM
• SPACIOUS BACKYARD
• SITS ON A HILL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.4% in D'Iberville — 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: area grade C — 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.
• Market conditions: 89 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 77% 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).

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 394 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 394 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (median comp): $188,202
• List price: $175,000
• Delta: -7.01%
• 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
312 Springdale Cir	0.19mi	3/2.0	1,292 (-2%)	4mo	$189,900	$147	81
586 Nadine Dr	0.13mi	3/2.0	1,342 (+2%)	9mo	$215,000	$160	79
2 Sandalwood Ct	0.34mi	3/2.0	1,290 (-2%)	2mo	$169,999	$132	75
416 Shadowlawn Ct	0.28mi	4/2.0 (+1)	1,323 (+0%)	3mo	$179,900	$136	75
21 Cottonwood Ct	0.29mi	3/2.0	1,222 (-7%)	2mo	$205,900	$168	68
557 Tasha Dr	0.16mi	3/2.0	1,418 (+8%)	9mo	$169,900	$120	68
4157 Magnolia Pl	0.31mi	3/2.0	1,352 (+3%)	11mo	$205,000	$152	68
114 Evergreen Dr	0.47mi	3/1.5	1,350 (+3%)	7mo	$199,800	$148	66
10350 Goodman Rd	0.48mi	3/2.0	1,238 (-6%)	4mo	$170,000	$137	60
4497 Magnolia Cv	0.58mi	3/2.0	1,305 (-1%)	9mo	$194,900	$149	60
4504 E Magnolia Cv	0.55mi	3/2.0	1,450 (+10%)	7mo	$196,750	$136	48
10411 3rd Ave	0.74mi	3/2.0	1,481 (+12%)	4mo	$209,500	$141	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-11,846
• Equity at exit: $26,093

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $11,025
• Equity at exit: $15,131

Cash invested: $49,000 (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 39540

• Home prices YoY: -30.9%
• Active inventory: 89
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,858 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $259

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 81%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Dianne Dr Diberville, MS	4.0	2.0	1500	$1,100	$0.73	13d	1	0.12mi
329 Springdale Cir D'Iberville, MS	3.0	2.0	1176	$1,600	$1.36	43d	1	0.14mi
608 Kimberly Dr Diberville, MS	3.0	2.0	1509	$1,575	$1.04	21d	1	0.18mi
678 Meadow Dr Diberville, MS	3.0	1.5	1112	$1,500	$1.35	13d	1	0.29mi
2 Sandalwood Ct Diberville, MS	3.0	2.0	1290	$1,625	$1.26	43d	1	0.35mi
10480 Auto Mall Pkwy Diberville, MS	1.0–3.0	1.0–2.0	1281	$1,907	$1.49	13d	1	0.39mi
4294 Popps Ferry Rd Diberville, MS	2.0	2.0	1176	$1,575	$1.34	43d	1	0.46mi
11136 Windsor Hill Dr Diberville, MS	3.0	2.0	1301	$1,749	$1.34	43d	1	0.75mi
716 Plum Ln D'Iberville, MS	2.0	2.5	1600	$3,410	$2.13	43d	1	1.10mi
611 Peach St D'Iberville, MS	3.0	2.5	1589	$2,500	$1.57	43d	1	1.12mi
107 E Orchard Loop D'Iberville, MS	2.0	2.5	1500	$2,970	$1.98	43d	1	1.14mi
112 E Orchard Loop D'Iberville, MS	2.0	2.5	1500	$2,970	$1.98	43d	1	1.14mi
103 E Orchard Loop D'Iberville, MS	2.0	2.5	1500	$2,970	$1.98	43d	1	1.14mi
880 Motsie Rd Apt C109 Biloxi, MS	3.0	2.0	1140	$1,600	$1.40	43d	1	1.21mi
905 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	43d	1	1.35mi
907 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	43d	1	1.39mi
909 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	43d	1	1.39mi
913 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	43d	1	1.39mi
917 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	43d	1	1.39mi
919 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	43d	1	1.39mi
933 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	43d	1	1.39mi
935 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	43d	1	1.39mi
945 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	43d	1	1.39mi
947 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	43d	1	1.39mi
949 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	43d	1	1.39mi
923 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	43d	1	1.39mi
927 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	43d	1	1.40mi
941 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	43d	1	1.41mi
11122 Gorenflo Rd Diberville, MS	3.0	2.0	1200	$1,500	$1.25	13d	1	1.43mi
11134 Gorenflo Rd Diberville, MS	3.0	2.0	1200	$1,500	$1.25	21d	1	1.45mi
4441 Audubon Trl Biloxi, MS	3.0	2.5	1704	$3,800	$2.23	21d	1	1.46mi

Listing history 10 events

1. 2026-05-13
   status Pending 565-char remark

   Show marketing remark (565 chars)

   This spacious home is in an established neighborhood that is surrounded by beautiful, mature trees for lots of shading. The two-car garage has been enclosed to create a huge family room/den. The home has a spacious beautiful backyard for family gatherings. It sits on a hill. Come make it YOUR home! Seller will pay $10,000.00 in closing cost/prepaids or upgrades. In addition,this home qualifies for Hancock Whitney' Expanded Opportunity Mortgage loan which includes: up to 0 down, conventional loan, no PMI, primary residence and 15 or 30 yr term. Owner occupied.

2. 2025-06-09
   status Active 565-char remark

   Show marketing remark (565 chars)

   This spacious home is in an established neighborhood that is surrounded by beautiful, mature trees for lots of shading. The two-car garage has been enclosed to create a huge family room/den. The home has a spacious beautiful backyard for family gatherings. It sits on a hill. Come make it YOUR home! Seller will pay $10,000.00 in closing cost/prepaids or upgrades. In addition,this home qualifies for Hancock Whitney' Expanded Opportunity Mortgage loan which includes: up to 0 down, conventional loan, no PMI, primary residence and 15 or 30 yr term. Owner occupied.

3. 2025-05-30
   status Pending 565-char remark

   Show marketing remark (565 chars)

   This spacious home is in an established neighborhood that is surrounded by beautiful, mature trees for lots of shading. The two-car garage has been enclosed to create a huge family room/den. The home has a spacious beautiful backyard for family gatherings. It sits on a hill. Come make it YOUR home! Seller will pay $10,000.00 in closing cost/prepaids or upgrades. In addition,this home qualifies for Hancock Whitney' Expanded Opportunity Mortgage loan which includes: up to 0 down, conventional loan, no PMI, primary residence and 15 or 30 yr term. Owner occupied.

4. 2025-05-14
   status Active 565-char remark

   Show marketing remark (565 chars)

   This spacious home is in an established neighborhood that is surrounded by beautiful, mature trees for lots of shading. The two-car garage has been enclosed to create a huge family room/den. The home has a spacious beautiful backyard for family gatherings. It sits on a hill. Come make it YOUR home! Seller will pay $10,000.00 in closing cost/prepaids or upgrades. In addition,this home qualifies for Hancock Whitney' Expanded Opportunity Mortgage loan which includes: up to 0 down, conventional loan, no PMI, primary residence and 15 or 30 yr term. Owner occupied.

5. 2025-05-05
   status Pending 565-char remark

   Show marketing remark (565 chars)

   This spacious home is in an established neighborhood that is surrounded by beautiful, mature trees for lots of shading. The two-car garage has been enclosed to create a huge family room/den. The home has a spacious beautiful backyard for family gatherings. It sits on a hill. Come make it YOUR home! Seller will pay $10,000.00 in closing cost/prepaids or upgrades. In addition,this home qualifies for Hancock Whitney' Expanded Opportunity Mortgage loan which includes: up to 0 down, conventional loan, no PMI, primary residence and 15 or 30 yr term. Owner occupied.

6. 2025-03-24
   listed $175,000 Active 565-char remark

   Show marketing remark (565 chars)

   This spacious home is in an established neighborhood that is surrounded by beautiful, mature trees for lots of shading. The two-car garage has been enclosed to create a huge family room/den. The home has a spacious beautiful backyard for family gatherings. It sits on a hill. Come make it YOUR home! Seller will pay $10,000.00 in closing cost/prepaids or upgrades. In addition,this home qualifies for Hancock Whitney' Expanded Opportunity Mortgage loan which includes: up to 0 down, conventional loan, no PMI, primary residence and 15 or 30 yr term. Owner occupied.

7. 2025-02-15
   historical
8. 2025-02-15
   price $175,000
9. 2024-09-20
   price $180,000
10. 2024-02-15
    listed $189,000 Active

ⓘ 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 5/10 Major FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $22,302
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$5,091
• Taxable income: $340
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $3,024/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

-7.4% since first listed

10 events — show timeline

• 2026-05-13 Pending — MLSU
• 2025-06-09 Relisted — MLSU
• 2025-05-30 Pending — MLSU
• 2025-05-14 Relisted — MLSU
• 2025-05-05 Pending — MLSU
• 2025-03-24 Listed $175,000 MLSU
• 2025-02-15 Listing Removed — MLSU
• 2025-02-15 Price Changed $175,000 MLSU
• 2024-09-20 Price Changed $180,000 MLSU
• 2024-02-15 Listed $189,000 MLSU

Property tax history

-30.2%/yr

Latest (2025): $1 · +2.5% YoY. Source: county tax records.