Parker III Plan · Gulfport, MS 39503

$163,990

3 bd · 1.5 ba · 1,000 sqft · SingleFamily · 103 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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Rent growth +4.2/5.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Appreciation +0.0/10.0

Listing remarks

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 102 days

Tags

• OPEN CONCEPT MAIN LEVEL
• COVERED PORCH

🏗️ New construction. The $163,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $165,564.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $164k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $149k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.3% 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: River Oaks Elementary School (math 34% / reading 30%, grade F, #172 of 375 statewide, top 48%, 502 students, 99% FRL); Harrison Central High School (math 38% / reading 38%, grade F, #58 of 197 statewide, top 29%, 1,486 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 49% district-wide (-14 pts) — the specific schools serving this property underperform the Harrison County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.0%/yr); 1285 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 34d 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 33% 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 $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.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,230 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.05% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $165,564
• List price: $163,990
• Delta: -0.95%
• 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
13522 Dee Ave	0.00mi	3/1.5	1,000 (0%)	5mo	$162,990	$163	96
13378 George Ave	0.28mi	3/1.5	1,000 (0%)	3mo	$160,990	$161	84
13304 George Ave	0.40mi	3/1.5	1,000 (0%)	2mo	$164,900	$165	79
13288 George Ave	0.42mi	3/1.5	1,000 (0%)	3mo	$164,900	$165	78
13382 Gorman St	0.28mi	2/2.5 (-1)	1,000 (0%)	3mo	$159,990	$160	76
12172 Boles Blvd	0.32mi	2/2.5 (-1)	1,000 (0%)	3mo	$167,990	$168	74
13332 Dee Ave	0.36mi	2/2.5 (-1)	1,000 (0%)	2mo	$159,990	$160	72
13324 Dee Ave	0.40mi	2/2.5 (-1)	1,000 (0%)	2mo	$164,990	$165	71
13290 Kelly St	0.39mi	2/2.5 (-1)	1,000 (0%)	2mo	$166,990	$167	71
13282 Kelly St	0.40mi	2/2.5 (-1)	1,000 (0%)	2mo	$166,990	$167	71
13274 Kelly St	0.40mi	2/2.5 (-1)	1,000 (0%)	3mo	$165,990	$166	70
13178 Mock St	0.67mi	3/2.0	1,056 (+6%)	0mo	$75,000	$71	57

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-5,057
• Equity at exit: $24,686

10-year hold

• IRR: 10.9%
• Equity multiple: 2.01×
• Total profit: $46,673
• Equity at exit: $14,315

Cash invested: $46,358 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 21 under contract
• Months of supply: 2.2 mo (45%/mo absorbed)
• Median asking: $170,000 ($170/sqft)
• Median days on market: 73 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: -2.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39503

• Home prices YoY: -21.5%
• Rents YoY: 7.0%
• Active inventory: 1285
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,736 high
• Mortgage (P&I): −$868
• Tax est. 1.5%: −$207 /mo · $2,483/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $228

Break-even live

Break-even rent $1,448

Max offer price $165,564

Occupancy floor 82%

Sensitivity live

Price	-10% $342	-5% $285	+0% $228	+5% $170	+10% $113
Rent	-10% $90	-5% $159	+0% $228	+5% $296	+10% $365
Rate	-1.0pp $311	-0.5pp $270	base $228	+0.5pp $185	+1.0pp $141

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: $41,391
• Closing costs: $4,967
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13498 Dee Ave Gulfport, MS	3.0	2.0	1410	$1,750	$1.24	184d	1	0.05mi
13459 Gorman St Gulfport, MS	2.0	1.5	1000	$1,649	$1.65	184d	1	0.07mi
13369 Kelly St Gulfport, MS	3.0	2.0	1000	$1,575	$1.57	6d	1	0.25mi
13369 Kelly St Gulfport, MS	3.0	1.5	1000	$1,550	$1.55	10d	1	0.25mi
13393 Rene Ave Gulfport, MS	3.0	2.0	1000	$1,649	$1.65	10d	1	0.28mi
13393 Rene Ave Gulfport, MS	3.0	2.0	1000	$1,649	$1.65	33d	1	0.28mi
14179 Debra Barbee Ct Gulfport, MS	3.0	2.0	1379	$1,849	$1.34	162d	1	0.55mi
14041 Sanctuary Trails Dr Gulfport, MS	3.0	2.0	1348	$1,700	$1.26	50d	1	0.78mi
14001 Three Rivers Rd Gulfport, MS	2.0	2.0	950	$1,199	$1.26	10d	4	0.89mi
13260 Willow Oak Cir Gulfport, MS	3.0	2.0	1312	$2,200	$1.68	10d	1	1.02mi
13056 Turtle Creek Pkwy Gulfport, MS	3.0	2.0	1312	$1,575	$1.20	50d	1	1.14mi

Listing history 50 events

1. 2026-10-08
   days on market $163,990 Active 103 DOM
2. 2026-10-07
   days on market $163,990 Active 102 DOM
3. 2026-10-06
   days on market $163,990 Active 101 DOM
4. 2026-10-05
   days on market $163,990 Active 100 DOM
5. 2026-10-04
   days on market $163,990 Active 99 DOM
6. 2026-10-04
   days on market $163,990 Active 98 DOM
7. 2026-10-02
   days on market $163,990 Active 97 DOM
8. 2026-10-01
   days on market $163,990 Active 96 DOM
9. 2026-09-30
   days on market $163,990 Active 95 DOM
10. 2026-09-29
    days on market $163,990 Active 94 DOM
11. 2026-09-28
    days on market $163,990 Active 93 DOM
12. 2026-09-27
    days on market $163,990 Active 92 DOM
13. 2026-09-26
    days on market $163,990 Active 91 DOM
14. 2026-09-25
    days on market $163,990 Active 90 DOM
15. 2026-09-24
    days on market $163,990 Active 89 DOM
16. 2026-09-24
    days on market $163,990 Active 88 DOM
17. 2026-09-22
    days on market $163,990 Active 87 DOM
18. 2026-09-21
    days on market $163,990 Active 86 DOM
19. 2026-09-20
    days on market $163,990 Active 85 DOM
20. 2026-09-18
    days on market $163,990 Active 83 DOM
21. 2026-09-17
    days on market $163,990 Active 82 DOM
22. 2026-09-16
    days on market $163,990 Active 81 DOM
23. 2026-09-15
    days on market $163,990 Active 80 DOM
24. 2026-09-14
    days on market $163,990 Active 79 DOM
25. 2026-09-14
    days on market $163,990 Active 78 DOM
26. 2026-09-12
    days on market $163,990 Active 77 DOM
27. 2026-09-11
    days on market $163,990 Active 76 DOM
28. 2026-09-05
    days on market $163,990 Active 70 DOM
29. 2026-09-04
    days on market $163,990 Active 69 DOM
30. 2026-09-03
    days on market $163,990 Active 68 DOM
31. 2026-08-31
    days on market $163,990 Active 65 DOM
32. 2026-08-30
    days on market $163,990 Active 64 DOM
33. 2026-08-29
    days on market $163,990 Active 63 DOM
34. 2026-08-28
    days on market $163,990 Active 62 DOM
35. 2026-08-27
    days on market $163,990 Active 61 DOM
36. 2026-08-26
    days on market $163,990 Active 60 DOM
37. 2026-08-25
    days on market $163,990 Active 59 DOM
38. 2026-08-24
    days on market $163,990 Active 58 DOM
39. 2026-08-23
    days on market $163,990 Active 57 DOM
40. 2026-08-22
    days on market $163,990 Active 56 DOM
41. 2026-08-21
    days on market $163,990 Active 55 DOM
42. 2026-08-20
    days on market $163,990 Active 54 DOM
43. 2026-08-19
    days on market $163,990 Active 53 DOM
44. 2026-08-18
    days on market $163,990 Active 52 DOM
45. 2026-08-17
    days on market $163,990 Active 51 DOM
46. 2026-08-16
    days on market $163,990 Active 50 DOM
47. 2026-08-15
    days on market $163,990 Active 49 DOM
48. 2026-08-14
    days on market $163,990 Active 48 DOM
49. 2026-08-13
    days on market $163,990 Active 47 DOM
50. 2026-08-12
    days on market $163,990 Active 46 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 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: $20,837
• − Mortgage interest: −$9,274
• − Property taxes: −$2,483
• − Insurance: −$828
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$4,816
• Taxable income: $101
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $2,707/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 well-maintained exterior. It offers a great opportunity for a potential buyer or investor looking for a move-in-ready property.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Granite countertops and new flooring in bathrooms improve aesthetics and functionality ↑

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary River Oaks Elementary School F MS #172/375 Nat'l #24,950/41,679 High Harrison Central High School F MS #58/197 Nat'l #8,877/17,239

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

B Composite livability gradescore 73/100

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 · 228,444 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: 10% of renters

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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%

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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%
• Languages at home: 95% English-only · Spanish 3%

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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