Parker III Plan · Gulfport, MS 39507

$179,990

3 bd · 1.5 ba · 1,000 sqft · SingleFamily · 170 Days on market

Good condition

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, three bedrooms provide space to relax.

Key facts

• Covered porch
• Listed 170 days

Tags

• OPEN-CONCEPT MAIN LEVEL
• COVERED PORCH

🏗️ New construction. The $179,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $182,017.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.9% in Gulfport — 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 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.
• Gulfport School District (urban): math 41% / reading 42% proficiency, ranked #37 of 130 in MS (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 301 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 40% of the median local income ($55k/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 $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 170 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $158,391 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.00% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $182,017
• List price: $179,990
• Delta: -1.11%
• 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
760 Hunters Glen Ln	0.01mi	3/1.5	1,000 (0%)	0mo	$183,990	$184	99
696 Hunters Glen Ln	0.01mi	3/1.5	1,000 (0%)	2mo	$179,600	$180	98
768 Hunters Glen Ln	0.01mi	3/1.5	1,000 (0%)	2mo	$183,990	$184	97
704 Hunters Glen Ln	0.01mi	3/1.5	1,000 (0%)	3mo	$178,600	$179	97
294 Meadows Ln	0.08mi	3/1.5	1,000 (0%)	4mo	$177,600	$178	93
752 Hunters Glen Ln	0.01mi	2/2.5 (-1)	1,000 (0%)	2mo	$188,990	$189	89
744 Hunters Glen Ln	0.01mi	2/2.5 (-1)	1,000 (0%)	2mo	$188,990	$189	88
720 Hunters Glen Ln	0.01mi	2/2.5 (-1)	1,000 (0%)	4mo	$178,100	$178	88
800 Hunters Glen Ln	0.02mi	2/2.5 (-1)	1,000 (0%)	4mo	$187,490	$187	87
688 Hunters Glen Ln	0.01mi	2/2.5 (-1)	1,000 (0%)	5mo	$176,700	$177	86
203 Milner Ave	0.46mi	3/2.0	1,131 (+13%)	4mo	$199,500	$176	52
620 E Oak Dr	0.71mi	2/1.0 (-1)	900 (-10%)	4mo	$79,900	$89	40

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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-15,430
• Equity at exit: $27,139

10-year hold

• IRR: 3.0%
• Equity multiple: 1.23×
• Total profit: $11,596
• Equity at exit: $15,737

Cash invested: $50,965 (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 39507

• Home prices YoY: -27.1%
• Rents YoY: 4.3%
• Active inventory: 301
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$955
• Tax est. 1.5%: −$228 /mo · $2,730/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $184

Break-even live

Break-even rent $1,592

Max offer price $182,017

Occupancy floor 85%

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: $45,504
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	20d	1	0.02mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	43d	1	0.07mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	20d	1	0.12mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	20d	1	0.13mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	43d	1	0.17mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	43d	1	0.17mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	43d	1	0.19mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	43d	1	0.20mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	43d	1	0.21mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	13d	1	0.39mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	20d	1	0.88mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	20d	1	1.01mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	20d	1	1.12mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	20d	1	1.19mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	20d	1	1.27mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	43d	1	1.30mi
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	43d	1	1.38mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	43d	1	1.40mi
1956 E Pass Rd Gulfport, MS	2.0	1.0	900	$950	$1.06	43d	1	1.46mi
3209 F Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	43d	1	1.46mi

Listing history 11 events

1. 2026-06-01
   days on market $179,990 Active 170 DOM
2. 2026-05-31
   days on market $179,990 Active 169 DOM
3. 2026-05-30
   days on market $179,990 Active 168 DOM
4. 2026-04-22
   price $179,990 252-char remark

   Show marketing remark (252 chars)

   Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, three bedrooms provide space to relax.

5. 2026-04-16
   price $179,600 252-char remark

   Show marketing remark (252 chars)

   Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, three bedrooms provide space to relax.

6. 2026-03-30
   price $179,990 252-char remark

   Show marketing remark (252 chars)

   Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, three bedrooms provide space to relax.

7. 2026-03-05
   price $179,600 252-char remark

   Show marketing remark (252 chars)

   Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, three bedrooms provide space to relax.

8. 2026-02-11
   price $178,600 252-char remark

   Show marketing remark (252 chars)

   Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, three bedrooms provide space to relax.

9. 2026-02-03
   price $178,100 252-char remark

   Show marketing remark (252 chars)

   Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, three bedrooms provide space to relax.

10. 2026-01-11
    price $177,600 252-char remark

    Show marketing remark (252 chars)

    Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, three bedrooms provide space to relax.

11. 2025-12-13
    listed $176,600 Active 252-char remark

    Show marketing remark (252 chars)

    Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, three bedrooms provide space to relax.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,896
• − Mortgage interest: −$10,196
• − Property taxes: −$2,730
• − Insurance: −$910
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$5,295
• Taxable loss: −$738
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $2,381/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This Parker III home is in excellent condition with modern finishes and a stylish design, ready for immediate occupancy.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Paint interior trim — Improves the home's appearance and value
• Both Landscaping — Enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Paint interior trim — Improves the home's appearance and value ↑
• Both Landscaping — Enhances curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Gulfport School District
• NCES district ID: 2801710
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $35,712
• Composite: 34.38/100
• National rank: #5213
• State rank: #37 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): 18,564
• Household income: $54,657
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1059.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 4% Lithuanian 4% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -67.48%
• Current HPI: 181.6606
• Rent YoY: ▲ 4.26%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+1.9% since first listed

8 events — show timeline

• 2026-04-22 Price Changed $179,990 Zillow
• 2026-04-16 Price Changed $179,600 Zillow
• 2026-03-30 Price Changed $179,990 Zillow
• 2026-03-05 Price Changed $179,600 Zillow
• 2026-02-11 Price Changed $178,600 Zillow
• 2026-02-03 Price Changed $178,100 Zillow
• 2026-01-11 Price Changed $177,600 Zillow
• 2025-12-13 Listed $176,600 Zillow