10508 Roundhill Dr · Gulfport, MS 39503

$222,500

3 bd · 2.0 ba · 1,525 sqft · SingleFamily · 2 Days on market

Built 2019 Fair condition 6,534 sqft lot Est $253k · 12% under

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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 +16.2/30.0
• ARV discount +12.9/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY HOME LOOKING FOR IT'S FOREVER FAMILY! Brand new floor plan on the Gulf Coast!!!! What makes it even better? This home is 6.6 miles from the SeaBee Base, 2.4 miles to the Outlet Mall, 2 miles to the Crossroads Parkway mall, and last but certainly not least .7 miles to the Gulf Islands Water Park. This home is great for first time home buyers, down-sizers, and those who would rather have fun than spend time working at home. Roundhill Community offers tranquil living while having all the perks of city life. This home has four side brick, luxury vinyl plank flooring, granite in kitchen, double pane insulated vinyl windows, hardy plank in front gables, and stainless steel appliances. Refrigerator, WHOLE HOUSE BLINDS and garage door opener included in this home!

Key facts

• Split floor plan
• Brick home
• Granite countertops

Tags

• BRICK HOME
• SPLIT FLOOR PLAN
• ESTABLISHED SUBDIVISION
• OPEN CONCEPT LIVING SPACE
• BREAKFAST BAR
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Lot approximately 0.15 acres

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence (House); One level; Public records list living area
• Construction: Brick construction; Slab foundation; Built (year listed in public records)
• Exterior features: Architectural shingle roof

Interior

• Kitchen: Stainless steel appliances
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Stainless steel appliances

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $222k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $210k (5.8% below list).
• Recommended offer: $210k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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); 763 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 40% 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,540 (5.8% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $253,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10538 Roundhill Dr	0.06mi	3/2.0	1,482 (-3%)	4mo	$225,000	$152	89
10559 Roundhill Dr	0.07mi	3/2.0	1,615 (+6%)	4mo	$262,000	$162	83
10298 English Manor Dr	0.41mi	3/2.0	1,448 (-5%)	5mo	$225,000	$155	68
16078 S April Dr	0.74mi	3/2.5	1,511 (-1%)	1mo	$249,000	$165	61
16371 Lancaster Cv	0.34mi	3/2.0	1,304 (-14%)	5mo	$217,000	$166	56
11505 Acorn Dr	0.60mi	3/2.0	1,413 (-7%)	6mo	$169,900	$120	55
10598 Landon Meadows Dr	0.66mi	3/2.0	1,659 (+9%)	3mo	$292,990	$177	52
10556 Landon Meadows Dr	0.66mi	3/2.0	1,658 (+9%)	6mo	$284,990	$172	50
16103 S April Dr	0.70mi	3/2.0	1,384 (-9%)	5mo	$209,900	$152	48
10527 Landon Meadows Dr	0.66mi	3/2.0	1,659 (+9%)	8mo	$279,990	$169	48
10541 Landon Meadows Dr	0.66mi	3/2.0	1,380 (-10%)	8mo	$256,990	$186	47
10241 Patrick Dr	0.69mi	3/2.0	1,740 (+14%)	8mo	$289,425	$166	38

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: -8.3%
• Equity multiple: 0.68×
• Total profit: $-19,776
• Equity at exit: $33,175

10-year hold

• IRR: 5.8%
• Equity multiple: 1.51×
• Total profit: $31,546
• Equity at exit: $19,238

Cash invested: $62,300 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,095 high
• Mortgage (P&I): −$1,167
• Tax est. 1.5%: −$278 /mo · $3,338/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $118

Break-even live

Break-even rent $1,946

Max offer price $222,500

Occupancy floor 89%

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: $55,625
• Closing costs: $6,675
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10667 Wren Grv Gulfport, MS	4.0	3.0	2076	$2,850	$1.37	43d	1	0.20mi
10261 English Manor Dr Gulfport, MS	3.0	2.0	1512	$2,000	$1.32	43d	1	0.38mi
16222 Saddle Dr Gulfport, MS	3.0	2.0	1680	$1,600	$0.95	21d	1	0.57mi
10466 Steeplechase Dr Gulfport, MS	3.0	2.0	1677	$1,800	$1.07	13d	1	0.61mi
11601 Oaklane Dr Gulfport, MS	3.0	2.0	1568	$1,525	$0.97	13d	1	0.80mi
11571 Caroline Ct Gulfport, MS	3.0	2.0	1950	$2,000	$1.03	43d	1	1.40mi
18052 Green Leaves Dr Gulfport, MS	3.0	2.0	1485	$1,800	$1.21	21d	1	1.44mi
11604 Caroline Ct Gulfport, MS	3.0	2.0	1660	$1,850	$1.11	44d	1	1.48mi

Listing history 4 events

1. 2026-05-06
   status Pending
2. 2026-05-04
   listed $222,500 Active
3. 2020-01-08
   soldstatus 780-char remark

   Show marketing remark (780 chars)

   MOVE IN READY HOME LOOKING FOR IT'S FOREVER FAMILY! Brand new floor plan on the Gulf Coast!!!! What makes it even better? This home is 6.6 miles from the SeaBee Base, 2.4 miles to the Outlet Mall, 2 miles to the Crossroads Parkway mall, and last but certainly not least .7 miles to the Gulf Islands Water Park. This home is great for first time home buyers, down-sizers, and those who would rather have fun than spend time working at home. Roundhill Community offers tranquil living while having all the perks of city life. This home has four side brick, luxury vinyl plank flooring, granite in kitchen, double pane insulated vinyl windows, hardy plank in front gables, and stainless steel appliances. Refrigerator, WHOLE HOUSE BLINDS and garage door opener included in this home!

4. 2019-04-16
   listed $180,600 780-char remark

   Show marketing remark (780 chars)

   MOVE IN READY HOME LOOKING FOR IT'S FOREVER FAMILY! Brand new floor plan on the Gulf Coast!!!! What makes it even better? This home is 6.6 miles from the SeaBee Base, 2.4 miles to the Outlet Mall, 2 miles to the Crossroads Parkway mall, and last but certainly not least .7 miles to the Gulf Islands Water Park. This home is great for first time home buyers, down-sizers, and those who would rather have fun than spend time working at home. Roundhill Community offers tranquil living while having all the perks of city life. This home has four side brick, luxury vinyl plank flooring, granite in kitchen, double pane insulated vinyl windows, hardy plank in front gables, and stainless steel appliances. Refrigerator, WHOLE HOUSE BLINDS and garage door opener included in this home!

ⓘ 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 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: $25,145
• − Mortgage interest: −$12,463
• − Property taxes: −$3,338
• − Insurance: −$1,112
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − Depreciation: −$6,473
• Taxable loss: −$2,265
• Est. tax savings @ 24.0%: +$543
• After-tax cash flow: $1,956/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

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its curb appeal and interior aesthetics, but it has a good foundation and systems.

Repairs flagged

• Minor living room carpet — worn and outdated
• Minor kitchen flooring — scratched and worn

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace living room carpet — improves comfort and reduces maintenance
• Both install hardwood flooring in living room — increases value and reduces maintenance
• Both install new kitchen flooring — improves aesthetics and reduces maintenance

Renovation cost estimate screening

Repair item	Severity	Est. cost
living room carpet · worn and outdated	Minor	$500–3,000
kitchen flooring · scratched and worn	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace living room carpet — improves comfort and reduces maintenance ↑
• Both install hardwood flooring in living room — increases value and reduces maintenance ↑
• Both install new kitchen flooring — improves aesthetics and reduces maintenance ↑

ⓘ 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
• 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

+23.2% since first listed

4 events — show timeline

• 2026-05-06 Pending — MLSU
• 2026-05-04 Listed $222,500 MLSU
• 2020-01-08 Sold (MLS) — MLSU
• 2019-04-16 Listed $180,600 MLSU