7 Banebury Cv · Gulfport, MS 39503

$220,000

3 bd · 1.0 ba · 1,209 sqft · SingleFamily public records · 17 Days on market

Built 1982 10,454 sqft lot $182/sqft · 60% above area Est $194k · 14% over

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Why this score? — see what drove the F 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 +8.8/30.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.0/10.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Located in a cul-de-sac, this bright and open 4 bedroom home offers a functional layout with flexible living space and convenient access to everything along the Mississippi Gulf Coast. The home features a large living area with plenty of room for gathering and everyday living. The kitchen includes granite countertops and flows nicely into the main living spaces. One of the bedrooms provides the perfect setup for a home office, bonus room, playroom, or craft space, giving you options to fit your needs. The home also includes a formal dining area and no carpet throughout for easy maintenance. Outside, enjoy a privacy-fenced backyard with space to relax or entertain. Conveniently located near

Key facts

• Large living area
• Formal dining area
• Cul-de-sac

Tags

• CUL-DE-SAC
• LARGE LIVING AREA
• GRANITE COUNTERTOPS
• FORMAL DINING AREA
• PRIVACY-FENCED BACKYARD

Property features AI

Exterior

• Parking: Converted garage; Driveway; Direct access; Concrete parking surface
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence (house); One story; Move-in ready
• Construction: Brick construction; Slab foundation; Built (year per public records)
• Exterior features: Shingle roof; Back yard with privacy wood fencing; Other exterior features

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Granite countertops
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central electric cooling
• Interior features: Ceiling fans; Granite countertops; High-speed internet available; Recessed lighting
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (30.1% below list).
• Recommended offer: $154k (30.1% below list) — sets the bar for 1% rule.

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; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $2k of loan paydown is wiped out by about $7k 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 17 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $107k; list at $220k implies a 106% gain — meaningful room to come down on a strong offer.

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 $153,712 (30.1% 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. 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: 0.70% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.55%
• DSCR: 0.84
• GRM: 11.9

CMA / ARV

• ARV (median comp): $193,517
• List price: $220,000
• Delta: 13.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12433 Red Fox Dr	0.37mi	3/2.0	1,271 (+5%)	2mo	$175,000	$138	69
15051 Sagewood St	0.43mi	3/2.0	1,272 (+5%)	4mo	$189,999	$149	64
14174 Spruce Ct	0.57mi	3/2.0	1,220 (+1%)	11mo	$191,500	$157	59
14196 Maple Ct	0.49mi	3/2.0	1,250 (+3%)	12mo	$189,900	$152	58
14432 Mays Rd	0.28mi	3/2.0	1,371 (+13%)	6mo	$90,000	$66	55
14160 Cypress Ct	0.71mi	3/2.0	1,282 (+6%)	3mo	$185,499	$145	50
14189 Cypress Court Ct	0.64mi	3/2.0	1,299 (+7%)	8mo	$207,000	$159	47
13218 Hickory Ct	0.73mi	3/2.0	1,300 (+8%)	3mo	$175,000	$135	47
13015 Walnut Ct	0.42mi	3/2.0	1,064 (-12%)	12mo	$139,900	$131	46
15098 Sagewood St	0.47mi	3/2.0	1,330 (+10%)	14mo	$175,000	$132	45
13110 Trailwood Dr	0.64mi	3/2.0	1,276 (+6%)	16mo	$159,900	$125	44
13074 Trailwood Dr	0.61mi	3/2.0	1,072 (-11%)	16mo	$159,900	$149	35

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: -18.3%
• Equity multiple: 0.34×
• Total profit: $-40,879
• Equity at exit: $32,803

10-year hold

• IRR: -4.7%
• Equity multiple: 0.64×
• Total profit: $-22,144
• Equity at exit: $19,022

Cash invested: $61,600 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$151 /mo · $1,812/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-182

Break-even live

Break-even rent $1,768

Max offer price $187,841

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-120	+0% $-182	+5% $-244	+10% $-307
Rent	-10% $-303	-5% $-243	+0% $-182	+5% $-121	+10% $-61
Rate	-1.0pp $-71	-0.5pp $-126	base $-182	+0.5pp $-239	+1.0pp $-297

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15235 Oneal Rd Gulfport, MS	2.0	2.0	1101	$1,200	$1.09	15d	1	0.54mi
14180 Oneal Rd Gulfport, MS	2.0	1.0	1000	$1,100	$1.10	45d	2	0.55mi
15251 Parkwood Dr N Gulfport, MS	3.0	2.5	1200	$1,200	$1.00	45d	1	0.66mi
12450 Three Rivers Rd Gulfport, MS	3.0	2.0	1098	$1,295	$1.18	45d	1	0.90mi
125 Clarence Dr Gulfport, MS	3.0	2.0	1300	$1,500	$1.15	15d	1	0.93mi
15373 Saint Charles St Gulfport, MS	3.0	1.0–3.0	1075	$1,350	$1.26	45d	2	1.18mi
1009 Michelle Dr Gulfport, MS	4.0	2.0	1254	$1,650	$1.32	45d	1	1.23mi
101 Fore St Gulfport, MS	3.0	2.0	1215	$1,700	$1.40	15d	1	1.28mi
11502 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	23d	1	1.29mi
12040 Highland Ave Gulfport, MS	3.0	2.0	1019	$950	$0.93	15d	1	1.30mi
13070 Tracewood Dr Gulfport, MS	3.0	2.0	1190	$1,400	$1.18	23d	1	1.30mi
12147 Prudie Cir Gulfport, MS	3.0	2.0	1100	$975	$0.89	45d	1	1.36mi
11413 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	45d	1	1.36mi
11425 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	23d	1	1.36mi
11487 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	45d	1	1.36mi
11405 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	45d	1	1.36mi
13727 Fox Hill Dr Gulfport, MS	3.0	2.0	1388	$1,800	$1.30	45d	1	1.44mi

Listing history 19 events

1. 2026-06-01
   status $220,000 Pending 17 DOM
2. 2026-05-31
   days on market $220,000 Active 17 DOM
3. 2026-05-30
   days on market $220,000 Active 16 DOM
4. 2026-05-14
   listed $220,000 Active 900-char remark
5. 2026-04-09
   historical
6. 2026-03-03
   status Active
7. 2026-01-16
   historical
8. 2025-12-23
   listed $220,000 Active
9. 2021-09-15
   historical
10. 2021-05-13
    soldstatus
11. 2021-05-10
    soldstatus
12. 2021-03-24
    listed $159,900
13. 2015-09-21
    soldstatus $107,000
14. 2015-09-18
    soldstatus
15. 2015-08-03
    listed $109,900
16. 2015-05-28
    soldstatus
17. 2015-01-05
    listed $45,000
18. 2013-10-01
    listed $65,000
19. 2007-01-05
    soldstatus

ⓘ 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: $1,812 · $151/mo
• Projected year-2 tax: $1,812 · $151/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $18,445
• − Mortgage interest: −$12,323
• − Property taxes: −$1,812
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$6,400
• Taxable loss: −$6,141
• Est. tax savings @ 24.0%: +$1,474
• After-tax cash flow: $-711/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

+238.5% since first listed

17 events — show timeline

• 2026-05-31 Pending — MLSU
• 2026-05-14 Listed $220,000 MLSU
• 2026-04-09 Listing Removed — MLSU
• 2026-03-03 Relisted — MLSU
• 2026-01-16 Listing Removed — MLSU
• 2025-12-23 Listed $220,000 MLSU
• 2021-09-15 Listing Removed — MLSU
• 2021-05-13 Sold (Public Records) — Public Records
• 2021-05-10 Sold (MLS) — MLSU
• 2021-03-24 Listed $159,900 MLSU
• 2015-09-21 Sold (Public Records) $107,000 Public Records
• 2015-09-18 Sold (MLS) — MLSU
• 2015-08-03 Listed $109,900 MLSU
• 2015-05-28 Sold (MLS) — MLSU
• 2015-01-05 Listed $45,000 MLSU
• 2013-10-01 Listed $65,000 MLSU
• 2007-01-05 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,812 · +55.8% YoY. Source: county tax records.