13375 Locust Hill Dr · Gulfport, MS 39503

$163,500

3 bd · 1.0 ba · 1,233 sqft · SingleFamily public records · 22 Days on market

Built 1996 8,276 sqft lot Est $173k · 5% under

---

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 +15.0/30.0
• ARV discount +9.9/15.0
• DSCR +4.6/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 3 bedroom, 2 bath home located close to the school, Three Rivers Elementary, and close to shopping. Fenced back yard, tile and carpet floors, covered carport, quiet neighborhood.

Key facts

• Gulfport location
• Bright living space
• Efficient kitchen

Tags

• GULFPORT LOCATION
• BRIGHT LIVING SPACE
• EFFICIENT KITCHEN
• SMALL STORAGE SHED
• QUIET ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO I 10

Property features AI

Exterior

• Parking: 2 covered carport spaces; Driveway parking; On-street parking; Concrete surfaces
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Vinyl siding; Slab foundation; Built (year per public records)
• Exterior features: Shingle roof; Back yard fencing with privacy; Fenced and landscaped lot

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Wood-burning fireplace; Private yard; Rain gutters

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $-15 ($-183/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (14.2% below list).
• Recommended offer: $140k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).

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 22 days — a 2% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $84k; list at $164k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $140,212 (14.2% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.86% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $172,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12294 Windward Dr	0.15mi	3/2.0	1,300 (+5%)	4mo	$170,000	$131	76
13470 Windsong Dr	0.21mi	3/2.0	1,140 (-8%)	10mo	$160,000	$140	65
322 Tandy Dr	0.57mi	3/1.0	1,253 (+2%)	7mo	$89,000	$71	65
12376 Windward Cir	0.32mi	4/2.0 (+1)	1,212 (-2%)	12mo	$191,000	$158	63
13120 Hawthorn Pl	0.06mi	3/2.0	1,416 (+15%)	8mo	$165,500	$117	62
12297 Windward Dr	0.16mi	2/2.0 (-1)	1,096 (-11%)	8mo	$159,900	$146	59
12104 Three Rivers Rd	0.29mi	2/1.0 (-1)	1,064 (-14%)	2mo	$39,000	$37	57
12010 Harmony Cir	0.60mi	3/2.0	1,350 (+10%)	1mo	$219,000	$162	51
305 Lavelle Dr	0.57mi	3/2.0	1,050 (-15%)	3mo	$140,000	$133	42
55 Woodforest Dr	0.74mi	3/2.0	1,305 (+6%)	13mo	$189,900	$146	41
110 Olivet Dr	0.67mi	3/1.0	1,075 (-13%)	12mo	$110,000	$102	38
201 Mary Dr	0.62mi	3/1.5	1,053 (-15%)	10mo	$170,000	$161	37

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: $-21,592
• Equity at exit: $24,378

10-year hold

• IRR: 1.6%
• Equity multiple: 1.13×
• Total profit: $6,104
• Equity at exit: $14,136

Cash invested: $45,780 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$857
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$68
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-15

Break-even live

Break-even rent $1,421

Max offer price $160,812

Occupancy floor 96%

Sensitivity live

Price	-10% $77	-5% $31	+0% $-15	+5% $-61	+10% $-108
Rent	-10% $-126	-5% $-71	+0% $-15	+5% $40	+10% $96
Rate	-1.0pp $67	-0.5pp $26	base $-15	+0.5pp $-58	+1.0pp $-101

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: $40,875
• Closing costs: $4,905
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12147 Prudie Cir Gulfport, MS	3.0	2.0	1100	$975	$0.89	45d	1	0.33mi
12040 Highland Ave Gulfport, MS	3.0	2.0	1019	$950	$0.93	15d	1	0.35mi
12450 Three Rivers Rd Gulfport, MS	3.0	2.0	1098	$1,295	$1.18	45d	1	0.49mi
13070 Tracewood Dr Gulfport, MS	3.0	2.0	1190	$1,400	$1.18	23d	1	0.74mi
14180 Oneal Rd Gulfport, MS	2.0	1.0	1000	$1,100	$1.10	45d	2	0.83mi
1009 Michelle Dr Gulfport, MS	4.0	2.0	1254	$1,650	$1.32	45d	1	0.90mi
125 Clarence Dr Gulfport, MS	3.0	2.0	1300	$1,500	$1.15	15d	1	1.06mi
11200 Three Rivers Rd Gulfport, MS	2.0	2.0	1042	$1,147	$1.10	45d	1	1.28mi
11200 Three Rivers Rd Gulfport, MS	3.0	2.0	1124	$1,445	$1.29	15d	1	1.28mi
13242 Warren Dr Gulfport, MS	2.0	2.0	1012	$1,100	$1.09	45d	1	1.33mi
10669 E Bay Tree Dr Gulfport, MS	3.0	2.0	1200	$1,425	$1.19	23d	1	1.35mi
13181 Warren Dr Gulfport, MS	3.0	2.0	1188	$1,375	$1.16	45d	1	1.39mi
10596 E Bay Tree Dr Gulfport, MS	2.0	2.0	1047	$1,200	$1.15	45d	1	1.45mi
101 Fore St Gulfport, MS	3.0	2.0	1215	$1,700	$1.40	15d	1	1.49mi

Listing history 15 events

1. 2026-06-13
   statusdays on market $163,500 Pending 22 DOM
2. 2026-06-10
   days on market $163,500 Active 20 DOM
3. 2026-06-09
   days on market $163,500 Active 19 DOM
4. 2026-06-08
   days on market $163,500 Active 18 DOM
5. 2026-06-07
   days on market $163,500 Active 17 DOM
6. 2026-06-02
   days on market $163,500 Active 12 DOM
7. 2026-06-01
   days on market $163,500 Active 11 DOM
8. 2026-05-31
   days on market $163,500 Active 10 DOM
9. 2026-05-30
   days on market $163,500 Active 9 DOM
10. 2026-05-19
    listed $163,500 Active
11. 2024-01-13
    historical $1,650
12. 2024-01-10
    listed $1,650
13. 2017-10-11
    soldstatus $84,000
14. 2017-10-10
    soldstatus 183-char remark

    Show marketing remark (183 chars)

    Cute 3 bedroom, 2 bath home located close to the school, Three Rivers Elementary, and close to shopping. Fenced back yard, tile and carpet floors, covered carport, quiet neighborhood.

15. 2017-07-28
    listed $86,900 183-char remark

    Show marketing remark (183 chars)

    Cute 3 bedroom, 2 bath home located close to the school, Three Rivers Elementary, and close to shopping. Fenced back yard, tile and carpet floors, covered carport, quiet neighborhood.

ⓘ 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: $1,571 · $131/mo
• Projected year-2 tax: $1,571 · $131/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 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: $16,825
• − Mortgage interest: −$9,159
• − Property taxes: −$1,571
• − Insurance: −$1,615
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$4,756
• Taxable loss: −$2,967
• Est. tax savings @ 24.0%: +$712
• After-tax cash flow: $530/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

+88.1% since first listed

6 events — show timeline

• 2026-05-19 Listed $163,500 MLSU
• 2024-01-13 Rental Removed $1,650 MLSU
• 2024-01-10 Listed for Rent $1,650 MLSU
• 2017-10-11 Sold (Public Records) $84,000 Public Records
• 2017-10-10 Sold (MLS) — MLSU
• 2017-07-28 Listed $86,900 MLSU

Property tax history

+0.8%/yr

Latest (2025): $1,571 · +4.2% YoY. Source: county tax records.