10119 Woodbury Dr · Gulfport, MS 39503

$264,900

3 bd · 1.0 ba · 1,698 sqft · SingleFamily public records · 26 Days on market

Built 2023 Good condition 6,969 sqft lot $156/sqft · 11% below area Est $288k · 8% under $22/mo HOA · 1% of rent

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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 +14.0/30.0
• ARV discount +11.2/15.0
• DSCR +4.2/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Preferred lender incentives include rate buy downs and credits toward closing costs paid!!! Open concept living in this new 3 bedroom, 2 bath beauty. fantastic floor plan built for today's lifestyle with focus on function layout and best use of space. Super convenient access to I-10 and Hwy 49 with shopping, restaurants, CB Base. Home is 4-side brick exterior, granite countertops throughout, undermount kitchen sink, soft close cabinets, smart home starter package, LED lighting throughout, and more. Enjoy energy efficiency and modern stylings of quality construction found in a Zip Board/Tape exterior and quality manufacturers like Carrier HVAC like Moen, Mohawk, American Standard, and more. This home is a ''Smart Home'', a standard package that includes: a Z-Wave programmable ther-mostat manufactured by Honeywell; a Homeconnect TM door lock manufactured by Kwikset; Deako Smart Switches; a Qolsys, Inc. touchscreen Smart Home control device; an automation platform from Alarm.com; an Alarm.com video doorbell; an Amazon Echo Pop.

Key facts

• Spacious island
• Move-in ready
• Covered back porch

Tags

• OPEN CONCEPT FLOOR PLAN
• SPACIOUS ISLAND
• COVERED BACK PORCH
• FULLY FENCED BACKYARD
• MOVE-IN READY

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $260 (includes management); Sidewalks in the community

Exterior

• Parking: 2-car garage; Driveway; Garage door opener; Garage faces front
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Private water; Private sewer; Electricity connected; Phone available; Sewer connected; Water connected; Smart home wired
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick and siding construction; Slab foundation; Built by builder
• Exterior features: Architectural shingle roof; Back yard fencing; Outdoor lighting; Front yard; Interior lot; Landscaped

Interior

• Kitchen: Dishwasher; Free-standing electric range; Microwave; Water heater
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: Eat-in kitchen with granite counters and kitchen island; Open floorplan; Pantry; Recessed lighting; Walk-in closets; Soaking tub; Blinds; Deadbolt locks
• Laundry & utility: Washer hookup; Electric dryer hookup; Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $32 ($380/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (19.4% below list).
• Recommended offer: $214k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: amenities F, commute F, employment 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.
• Zoned schools: Harrison Central Elementary (math 52% / reading 37%, grade F, #92 of 375 statewide, top 26%, 472 students, 99% FRL); West Harrison Middle School (653 students, 100% FRL); West Harrison High School (math 57% / reading 52%, grade C-, #10 of 197 statewide, top 5%, 1,124 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: Rents rising fast (+7.0%/yr); 763 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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 $2k of loan paydown is wiped out by about $8k 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 26 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,571 (19.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (median comp): $288,318
• List price: $264,900
• Delta: -8.12%
• 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
10187 Little Gem Dr	0.04mi	3/2.0	1,694 (-0%)	13mo	$250,000	$148	82
18185 Beechwood Cv	0.16mi	3/2.0	1,650 (-3%)	9mo	$255,000	$155	76
10166 Little Gem Dr	0.09mi	4/1.0 (+1)	1,812 (+7%)	12mo	$249,900	$138	70
10107 Woodbury Dr	0.13mi	4/2.0 (+1)	1,791 (+6%)	10mo	$274,500	$153	68
18224 Big Leaf Dr	0.09mi	4/2.0 (+1)	1,867 (+10%)	8mo	$263,500	$141	63
10096 Willow Leaf Dr	0.31mi	3/2.0	1,660 (-2%)	17mo	$269,900	$163	63
10217 Willow Leaf Dr	0.39mi	3/2.0	1,650 (-3%)	12mo	$255,000	$155	63
18433 Elkwood Dr	0.40mi	4/2.0 (+1)	1,791 (+6%)	1mo	$280,000	$156	62
18450 Elkwood Dr	0.40mi	4/2.0 (+1)	1,804 (+6%)	2mo	$268,500	$149	60
10068 Willow Leaf Dr	0.29mi	4/2.0 (+1)	1,791 (+6%)	13mo	$265,000	$148	57
10236 Willow Leaf Dr	0.36mi	4/2.0 (+1)	1,791 (+6%)	12mo	$265,000	$148	55
10324 Sweet Bay Dr	0.27mi	3/2.0	1,490 (-12%)	10mo	$225,500	$151	55

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: -11.5%
• Equity multiple: 0.57×
• Total profit: $-32,068
• Equity at exit: $39,497

10-year hold

• IRR: 2.3%
• Equity multiple: 1.19×
• Total profit: $14,099
• Equity at exit: $22,904

Cash invested: $74,172 (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: 763
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,136 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$110
• HOA: −$22
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $32

Break-even live

Break-even rent $2,096

Max offer price $264,900

Occupancy floor 94%

Sensitivity live

Price	-10% $182	-5% $107	+0% $32	+5% $-43	+10% $-118
Rent	-10% $-137	-5% $-53	+0% $32	+5% $116	+10% $200
Rate	-1.0pp $165	-0.5pp $99	base $32	+0.5pp $-37	+1.0pp $-107

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10536 Sweet Bay Dr Gulfport, MS	4.0	2.0	1961	$2,349	$1.20	14d	1	0.20mi
10388 Sweet Bay Dr Gulfport, MS	3.0	2.0	1463	$1,800	$1.23	14d	1	0.31mi
18186 Southern Magnolia Cv Gulfport, MS	4.0	2.0	2054	$2,300	$1.12	14d	1	0.44mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 5 events

1. 2026-05-06
   price $264,900 917-char remark
2. 2026-05-01
   listed $270,000 Active 917-char remark
3. 2023-10-21
   soldstatus Closed 1047-char remark

   Show marketing remark (1047 chars)

   Preferred lender incentives include rate buy downs and credits toward closing costs paid!!! Open concept living in this new 3 bedroom, 2 bath beauty. fantastic floor plan built for today's lifestyle with focus on function layout and best use of space. Super convenient access to I-10 and Hwy 49 with shopping, restaurants, CB Base. Home is 4-side brick exterior, granite countertops throughout, undermount kitchen sink, soft close cabinets, smart home starter package, LED lighting throughout, and more. Enjoy energy efficiency and modern stylings of quality construction found in a Zip Board/Tape exterior and quality manufacturers like Carrier HVAC like Moen, Mohawk, American Standard, and more. This home is a ''Smart Home'', a standard package that includes: a Z-Wave programmable ther-mostat manufactured by Honeywell; a Homeconnect TM door lock manufactured by Kwikset; Deako Smart Switches; a Qolsys, Inc. touchscreen Smart Home control device; an automation platform from Alarm.com; an Alarm.com video doorbell; an Amazon Echo Pop.

4. 2023-10-04
   status Pending 1047-char remark

   Show marketing remark (1047 chars)

   Preferred lender incentives include rate buy downs and credits toward closing costs paid!!! Open concept living in this new 3 bedroom, 2 bath beauty. fantastic floor plan built for today's lifestyle with focus on function layout and best use of space. Super convenient access to I-10 and Hwy 49 with shopping, restaurants, CB Base. Home is 4-side brick exterior, granite countertops throughout, undermount kitchen sink, soft close cabinets, smart home starter package, LED lighting throughout, and more. Enjoy energy efficiency and modern stylings of quality construction found in a Zip Board/Tape exterior and quality manufacturers like Carrier HVAC like Moen, Mohawk, American Standard, and more. This home is a ''Smart Home'', a standard package that includes: a Z-Wave programmable ther-mostat manufactured by Honeywell; a Homeconnect TM door lock manufactured by Kwikset; Deako Smart Switches; a Qolsys, Inc. touchscreen Smart Home control device; an automation platform from Alarm.com; an Alarm.com video doorbell; an Amazon Echo Pop.

5. 2023-07-30
   listed $264,900 Active 1047-char remark

   Show marketing remark (1047 chars)

   Preferred lender incentives include rate buy downs and credits toward closing costs paid!!! Open concept living in this new 3 bedroom, 2 bath beauty. fantastic floor plan built for today's lifestyle with focus on function layout and best use of space. Super convenient access to I-10 and Hwy 49 with shopping, restaurants, CB Base. Home is 4-side brick exterior, granite countertops throughout, undermount kitchen sink, soft close cabinets, smart home starter package, LED lighting throughout, and more. Enjoy energy efficiency and modern stylings of quality construction found in a Zip Board/Tape exterior and quality manufacturers like Carrier HVAC like Moen, Mohawk, American Standard, and more. This home is a ''Smart Home'', a standard package that includes: a Z-Wave programmable ther-mostat manufactured by Honeywell; a Homeconnect TM door lock manufactured by Kwikset; Deako Smart Switches; a Qolsys, Inc. touchscreen Smart Home control device; an automation platform from Alarm.com; an Alarm.com video doorbell; an Amazon Echo Pop.

ⓘ 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: $1,608 · $134/mo
• Projected year-2 tax: $2,093 · $174/mo
• Expected delta: +$484/yr (+$40/mo · 30.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $25,629
• − Mortgage interest: −$14,839
• − Property taxes: −$1,608
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − HOA: −$264
• − Depreciation: −$7,706
• Taxable loss: −$4,214
• Est. tax savings @ 24.0%: +$1,011
• After-tax cash flow: $1,391/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 · 13 photos

Good 80/100 Cosmetic rehab

This 2023-built home in Gulfport, Mississippi, is in excellent condition with a fresh paint job and smart home starter package. It's move-in ready with a good curb appeal and open floor plan, making it an attractive option for both buyers and renters.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale trim around windows — improves home's appearance
• Both landscape front yard — enhances curb appeal and adds value
• Both install smart home system — increases home's marketability and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale trim around windows — improves home's appearance ↑
• Both landscape front yard — enhances curb appeal and adds value ↑
• Both install smart home system — increases home's marketability and energy efficiency ↑

ⓘ 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: 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

• County: Harrison County · 178,171 people
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-28 Pending — MLSU
• 2026-05-06 Price Changed $264,900 MLSU
• 2026-05-01 Listed $270,000 MLSU
• 2023-10-21 Sold (MLS) — MLSU
• 2023-10-04 Pending — MLSU
• 2023-07-30 Listed $264,900 MLSU

Property tax history

+179.2%/yr

Latest (2025): $1,608 · +9.1% YoY. Source: county tax records.