Hickory III G Plan · Gulf Hills, MS 39564

$386,990

5 bd · 3.0 ba · 2,720 sqft · SingleFamily · 249 Days on market

Good condition

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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 +9.0/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Five Bedrooms, Three Bathrooms - Recessed Can Lighting in Kitchen & Living Room - Walk-In Pantry - Boot Bench at Garage Entry - Double Master Vanity - Separate Master Shower - Walk-In Master Closet - Brick & Siding Exterior - Covered Rear Porch - Two Car Garage

Key facts

• Open floor plan
• Boot bench
• Double master vanity

Tags

• OPEN FLOOR PLAN
• RECESSED CAN LIGHTING
• WALK-IN PANTRY
• BOOT BENCH
• DOUBLE MASTER VANITY
• SEPARATE MASTER SHOWER

🏗️ New construction. The $386,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $387,164.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $387k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-306 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $343k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (22.5% below list).
• Recommended offer: $300k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.3% in Gulf Hills — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#38 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: St Martin East Elementary School (math 67% / reading 57%, grade B, #18 of 375 statewide, top 5%, 685 students, 100% FRL); St. Martin Middle School (math 44% / reading 39%, grade F, #53 of 179 statewide, top 30%, 995 students, 100% FRL); St Martin High School (math 65% / reading 49%, grade C, #8 of 197 statewide, top 4%, 1,283 students, 100% FRL) — zoned schools average 100% FRL vs 50% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 1207 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 185d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• At $2,999/mo this rent would consume 46% of the median local household income ($79k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($341k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,946 (22.5% 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 249 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.39%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $387,164
• List price: $386,990
• Delta: -0.04%
• 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
6001 Salt Bush Dr	0.01mi	5/3.0	2,720 (0%)	2mo	$399,702	$147	98
5712 Fiddlers Pt	0.01mi	5/3.0	2,720 (0%)	3mo	$412,625	$152	97
12008 Windsor Hbr	0.01mi	4/2.5 (-1)	2,811 (+3%)	0mo	$405,818	$144	87
6016 Penni Ln	0.23mi	5/2.5	2,724 (+0%)	2mo	$364,900	$134	85
5708 Fiddlers Pt	0.02mi	4/2.5 (-1)	2,811 (+3%)	2mo	$398,040	$142	85
5801 Tile Fish Dr	0.02mi	4/2.0 (-1)	2,641 (-3%)	2mo	$388,257	$147	84
11813 Moss Creek Ct	0.02mi	4/2.5 (-1)	2,811 (+3%)	3mo	$396,306	$141	84
12000 Windsor Hbr	0.01mi	4/2.0 (-1)	2,641 (-3%)	3mo	$404,950	$153	83
6000 Cardona Dr	0.08mi	4/2.5 (-1)	2,811 (+3%)	2mo	$402,940	$143	82
6000 Penni Ln	0.27mi	4/3.5 (-1)	2,785 (+2%)	2mo	$400,000	$144	74
11713 Wakeland Ct	0.29mi	4/3.0 (-1)	2,368 (-13%)	2mo	$399,000	$168	59
6509 Big Oak Dr	0.67mi	4/2.0 (-1)	2,420 (-11%)	1mo	$249,900	$103	41

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.20×
• Total profit: $-87,199
• Equity at exit: $57,727

10-year hold

• IRR: -24.3%
• Equity multiple: -0.11×
• Total profit: $-120,741
• Equity at exit: $33,475

Cash invested: $108,406 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 32 under contract
• Months of supply: 5.3 mo (19%/mo absorbed)
• Median asking: $379,500 ($145/sqft)
• Median days on market: 139 d
• This list price: 52% of active listings are priced below it
• ARV vs active asking: -1.9% vs current asking $/sqft

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

ZIP-level market 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 1207
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,999 medium
• Mortgage (P&I): −$2,030
• Tax est. 1.5%: −$484 /mo · $5,807/yr
• Insurance: −$161
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-306

Break-even live

Break-even rent $3,387

Max offer price $342,881

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-172	+0% $-306	+5% $-440	+10% $-574
Rent	-10% $-543	-5% $-425	+0% $-306	+5% $-188	+10% $-69
Rate	-1.0pp $-111	-0.5pp $-208	base $-306	+0.5pp $-406	+1.0pp $-508

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: $96,791
• Closing costs: $11,615
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11404 Harrison Ct Ocean Springs, MS	4.0	2.0	2091	$2,850	$1.36	10d	1	0.46mi
107 Surgeres Pl Ocean Springs, MS	4.0	2.5	2830	$3,400	$1.20	185d	1	0.84mi
12908 Hanover Dr Ocean Springs, MS	4.0	2.0	2108	$2,095	$0.99	0d	1	1.02mi
1220 Sunset Dr Ocean Springs, MS	4.0	3.0	3485	$3,950	$1.13	184d	1	1.03mi

Listing history 50 events

1. 2026-11-08
   days on market $386,990 Active 249 DOM
2. 2026-11-07
   days on market $386,990 Active 248 DOM
3. 2026-11-06
   days on market $386,990 Active 247 DOM
4. 2026-11-05
   days on market $386,990 Active 246 DOM
5. 2026-11-04
   days on market $386,990 Active 245 DOM
6. 2026-11-02
   days on market $386,990 Active 243 DOM
7. 2026-11-01
   days on market $386,990 Active 242 DOM
8. 2026-10-31
   days on market $386,990 Active 241 DOM
9. 2026-10-30
   days on market $386,990 Active 240 DOM
10. 2026-10-29
    days on market $386,990 Active 239 DOM
11. 2026-10-28
    days on market $386,990 Active 238 DOM
12. 2026-10-27
    days on market $386,990 Active 237 DOM
13. 2026-10-26
    days on market $386,990 Active 236 DOM
14. 2026-10-25
    days on market $386,990 Active 235 DOM
15. 2026-10-24
    days on market $386,990 Active 234 DOM
16. 2026-10-23
    days on market $386,990 Active 233 DOM
17. 2026-10-22
    days on market $386,990 Active 232 DOM
18. 2026-10-21
    days on market $386,990 Active 231 DOM
19. 2026-10-20
    days on market $386,990 Active 230 DOM
20. 2026-10-19
    days on market $386,990 Active 229 DOM
21. 2026-10-18
    days on market $386,990 Active 228 DOM
22. 2026-10-17
    days on market $386,990 Active 227 DOM
23. 2026-10-16
    days on market $386,990 Active 226 DOM
24. 2026-10-15
    days on market $386,990 Active 225 DOM
25. 2026-10-14
    days on market $386,990 Active 224 DOM
26. 2026-10-13
    days on market $386,990 Active 223 DOM
27. 2026-10-12
    days on market $386,990 Active 222 DOM
28. 2026-10-11
    days on market $386,990 Active 221 DOM
29. 2026-10-10
    days on market $386,990 Active 220 DOM
30. 2026-10-09
    days on market $386,990 Active 219 DOM
31. 2026-10-08
    days on market $386,990 Active 218 DOM
32. 2026-10-07
    days on market $386,990 Active 217 DOM
33. 2026-10-06
    days on market $386,990 Active 216 DOM
34. 2026-10-05
    days on market $386,990 Active 215 DOM
35. 2026-10-04
    days on market $386,990 Active 214 DOM
36. 2026-10-04
    days on market $386,990 Active 213 DOM
37. 2026-10-02
    days on market $386,990 Active 212 DOM
38. 2026-10-01
    days on market $386,990 Active 211 DOM
39. 2026-09-30
    days on market $386,990 Active 210 DOM
40. 2026-09-29
    days on market $386,990 Active 209 DOM
41. 2026-09-28
    days on market $386,990 Active 208 DOM
42. 2026-09-27
    days on market $386,990 Active 207 DOM
43. 2026-09-26
    days on market $386,990 Active 206 DOM
44. 2026-09-25
    days on market $386,990 Active 205 DOM
45. 2026-09-24
    days on market $386,990 Active 204 DOM
46. 2026-09-24
    days on market $386,990 Active 203 DOM
47. 2026-09-22
    days on market $386,990 Active 202 DOM
48. 2026-09-21
    days on market $386,990 Active 201 DOM
49. 2026-09-20
    days on market $386,990 Active 200 DOM
50. 2026-09-18
    days on market $386,990 Active 198 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 6/10 Major FEMA zone X (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 19 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: $35,994
• − Mortgage interest: −$21,687
• − Property taxes: −$5,807
• − Insurance: −$1,936
• − Repairs & maintenance: −$2,879
• − Management: −$2,879
• − Depreciation: −$11,263
• Taxable loss: −$10,459
• Est. tax savings @ 24.0%: +$2,510
• After-tax cash flow: $-1,162/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 · 2 photos

Good 80/100 None rehab

This home is in good condition with a good exterior and interior. It has a good layout and is move-in ready.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Well-maintained landscaping can increase both resale and rental value ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can attract more buyers and renters ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary St Martin East Elementary School B MS #18/375 Nat'l #6,217/41,679 Middle St. Martin Middle School F MS #53/179 Nat'l #5,602/14,009 High St Martin High School C MS #8/197 Nat'l #4,077/17,239

Schools (NCES district)

• District: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

B Composite livability gradescore 71/100

Livability — Gulf Hills

• Score: 71/100
• State rank: #38
• US rank: #7310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulf Hills, MS
• County: Jackson County · 146,926 people
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 43,240
• Household income: $78,596
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 12% of renters

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Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Languages at home: 93% English-only · Spanish 3% Vietnamese 2% Tagalog/Filipino 1%

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Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.77%
• Current HPI: 204.2244
• Rent YoY: ▲ 1.31%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+0.8% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $386,990 Zillow
• 2026-03-05 Listed $383,990 Zillow