13008 Turtle Creek Pkwy · Gulfport, MS 39503

$216,500

4 bd · 1.0 ba · 1,318 sqft · SingleFamily public records · 59 Days on market

Built 2018 7,405 sqft lot $164/sqft · at area comps Est $213k · at est.

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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 +13.0/30.0
• ARV discount +6.7/15.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property was the model home for Elliott Homes Realty builder located in the Turtle Creek Subdivision in Gulfport. This is the perfect starter family home. Central located near the Biloxi/Gulfport International Airport , less then 2 miles to I-10, Hwy 49 and shopping center.

Key facts

• Soft-close cabinets
• Tray ceiling
• Split floor plan

Tags

• GRANITE COUNTER TOPS
• SOFT-CLOSE CABINETS
• VINYL PLANK FLOORING
• TRAY CEILING
• RECESSED LIGHTING
• SPLIT FLOOR PLAN

Property features AI

Finance

• Other: Living area reported as 1,318 (source: Assessor); Lot dimensions approximately 60 x 125 x 60 x 124 (about 0.17 acres)
• HOA & community: Association present

Exterior

• Parking: 2-car garage; Concrete driveway/parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One level; Model: The Anna
• Construction: Brick veneer and siding exterior; Asphalt shingle roof; Slab foundation; Built year source: Assessor
• Exterior features: Rear porch; Private yard; Fenced yard with gate and privacy fencing; Sloped lot

Interior

• Kitchen: Dishwasher; Free‑standing range; Free‑standing refrigerator; Microwave; Electric water heater
• Bedrooms: Not specified
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Ceiling fans; Crown molding; Granite counters; High ceilings; Blinds and window coverings
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $216k.

Deal economics

• At list price, monthly cash flow is $-14 ($-166/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (17.6% below list).
• Recommended offer: $178k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in Gulfport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#15 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 34% 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 $1k of loan paydown is wiped out by about $6k 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 59 days — a 3% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $148k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,498 (17.6% 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 59 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (median comp): $212,744
• List price: $216,500
• Delta: 1.77%
• 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
13102 Turtle Creek Pkwy	0.18mi	4/2.0	1,318 (0%)	2mo	$209,000	$159	86
13150 Turtle Creek Pkwy	0.26mi	3/2.0 (-1)	1,332 (+1%)	5mo	$225,000	$169	73
13276 Tortoise Trl	0.58mi	3/2.0 (-1)	1,312 (-0%)	2mo	$222,000	$169	62
13292 Turtle Creek Pkwy	0.55mi	3/2.0 (-1)	1,312 (-0%)	4mo	$223,000	$170	61
13409 Willow Oak Cir	0.52mi	4/2.0	1,368 (+4%)	8mo	$225,000	$164	59
13115 Turtle Creek Pkwy	0.21mi	3/2.0 (-1)	1,163 (-12%)	9mo	$210,000	$181	54
13413 Willow Oak Cir	0.51mi	3/2.0 (-1)	1,387 (+5%)	7mo	$229,000	$165	53
13400 Willow Oak Cir	0.56mi	3/2.0 (-1)	1,353 (+3%)	9mo	$229,000	$169	53
13136 Tracewood Dr	0.54mi	3/2.0 (-1)	1,425 (+8%)	1mo	$196,000	$138	51
13148 Tracewood Dr	0.51mi	3/2.0 (-1)	1,420 (+8%)	4mo	$207,000	$146	51
13454 Addison Ave	0.74mi	3/2.0 (-1)	1,300 (-1%)	6mo	$189,999	$146	50
13395 Libby Ln	0.74mi	3/2.0 (-1)	1,268 (-4%)	4mo	$198,000	$156	47

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: -12.6%
• Equity multiple: 0.53×
• Total profit: $-28,526
• Equity at exit: $32,281

10-year hold

• IRR: 1.4%
• Equity multiple: 1.12×
• Total profit: $7,165
• Equity at exit: $18,719

Cash invested: $60,620 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$1,135
• Tax from tax record: −$198 /mo · $2,381/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-14

Break-even live

Break-even rent $1,802

Max offer price $214,060

Occupancy floor 96%

Sensitivity live

Price	-10% $109	-5% $47	+0% $-14	+5% $-75	+10% $-136
Rent	-10% $-155	-5% $-84	+0% $-14	+5% $57	+10% $127
Rate	-1.0pp $95	-0.5pp $41	base $-14	+0.5pp $-70	+1.0pp $-127

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: $54,125
• Closing costs: $6,495
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13145 Turtle Creek Pkwy Gulfport, MS	3.0	2.5	1679	$1,795	$1.07	45d	1	0.26mi
13444 Willow Oak Cir Gulfport, MS	3.0	2.5	1679	$1,750	$1.04	45d	1	0.43mi
13070 Tracewood Dr Gulfport, MS	3.0	2.0	1190	$1,400	$1.18	22d	1	0.58mi
12450 Three Rivers Rd Gulfport, MS	3.0	2.0	1098	$1,295	$1.18	45d	1	0.96mi
13463 Mary Ave Gulfport, MS	3.0	2.0	1565	$1,775	$1.13	45d	1	0.97mi
13469 Mary Ave Gulfport, MS	3.0	2.0	1565	$1,800	$1.15	45d	1	0.98mi
13498 Dee Ave Gulfport, MS	3.0	2.0	1410	$1,750	$1.24	45d	1	1.16mi
14179 Debra Barbee Ct Gulfport, MS	3.0	2.0	1379	$1,849	$1.34	22d	1	1.20mi
12147 Prudie Cir Gulfport, MS	3.0	2.0	1100	$975	$0.89	45d	1	1.21mi
12040 Highland Ave Gulfport, MS	3.0	2.0	1019	$950	$0.93	15d	1	1.29mi
13727 Fox Hill Dr Gulfport, MS	3.0	2.0	1388	$1,800	$1.30	45d	1	1.49mi

Listing history 27 events

1. 2026-06-21
   days on market $216,500 Active 59 DOM
2. 2026-06-18
   days on market $216,500 Active 56 DOM
3. 2026-06-17
   days on market $216,500 Active 55 DOM
4. 2026-06-16
   days on market $216,500 Active 54 DOM
5. 2026-06-15
   days on market $216,500 Active 53 DOM
6. 2026-06-14
   days on market $216,500 Active 51 DOM
7. 2026-06-13
   pricedays on market $216,500 Active 50 DOM
8. 2026-06-10
   days on market $219,000 Active 48 DOM
9. 2026-06-09
   days on market $219,000 Active 47 DOM
10. 2026-06-08
    days on market $219,000 Active 46 DOM
11. 2026-06-07
    days on market $219,000 Active 45 DOM
12. 2026-06-03
    price $219,000 Active 40 DOM
13. 2026-06-02
    days on market $220,900 Active 40 DOM
14. 2026-06-01
    days on market $220,900 Active 39 DOM
15. 2026-05-31
    days on market $220,900 Active 38 DOM
16. 2026-05-30
    days on market $220,900 Active 37 DOM
17. 2026-05-14
    price $220,900 492-char remark
18. 2026-04-23
    listed $221,900 Active 492-char remark
19. 2022-04-26
    soldstatus
20. 2022-02-28
    soldstatus Closed 280-char remark

    Show marketing remark (280 chars)

    This property was the model home for Elliott Homes Realty builder located in the Turtle Creek Subdivision in Gulfport. This is the perfect starter family home. Central located near the Biloxi/Gulfport International Airport , less then 2 miles to I-10, Hwy 49 and shopping center.

21. 2022-01-19
    status Pending 280-char remark

    Show marketing remark (280 chars)

    This property was the model home for Elliott Homes Realty builder located in the Turtle Creek Subdivision in Gulfport. This is the perfect starter family home. Central located near the Biloxi/Gulfport International Airport , less then 2 miles to I-10, Hwy 49 and shopping center.

22. 2022-01-09
    listed $184,000 Active 280-char remark

    Show marketing remark (280 chars)

    This property was the model home for Elliott Homes Realty builder located in the Turtle Creek Subdivision in Gulfport. This is the perfect starter family home. Central located near the Biloxi/Gulfport International Airport , less then 2 miles to I-10, Hwy 49 and shopping center.

23. 2021-09-15
    historical
24. 2019-11-27
    soldstatus $148,150
25. 2019-11-25
    soldstatus
26. 2019-07-12
    listed $149,400
27. 2018-01-26
    listed $144,900

ⓘ 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: $2,381 · $198/mo
• Projected year-2 tax: $2,381 · $198/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 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: $21,420
• − Mortgage interest: −$12,127
• − Property taxes: −$2,381
• − Insurance: −$1,082
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$6,298
• Taxable loss: −$3,896
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $769/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 — Gulfport

• Score: 73/100
• State rank: #15
• US rank: #5010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulfport, MS
• County: Harrison County · 178,171 people
• City population: 96,188
• 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

+49.4% since first listed

13 events — show timeline

• 2026-06-10 Price Changed $216,500 MLSU
• 2026-06-02 Price Changed $219,000 MLSU
• 2026-05-14 Price Changed $220,900 MLSU
• 2026-04-23 Listed $221,900 MLSU
• 2022-04-26 Sold (Public Records) — Public Records
• 2022-02-28 Sold (MLS) — MLSU
• 2022-01-19 Pending — MLSU
• 2022-01-09 Listed $184,000 MLSU
• 2021-09-15 Listing Removed — MLSU
• 2019-11-27 Sold (Public Records) $148,150 Public Records
• 2019-11-25 Sold (MLS) — MLSU
• 2019-07-12 Listed $149,400 MLSU
• 2018-01-26 Listed $144,900 MLSU

Property tax history

+28.6%/yr

Latest (2025): $2,381 · +4.5% YoY. Source: county tax records.