16500 Heatherwood Dr · Gulfport, MS 39503

$174,900

3 bd · 1.0 ba · 1,234 sqft · SingleFamily public records · 2 Days on market

Built 1994 0.45 ac lot Est $181k · at est.

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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 +9.1/15.0
• DSCR +6.6/10.0
• 1% rule +4.9/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great home on a huge corner lot * Well maintained home * Open kitchen and living area * High ceiling in living area * Plenty of yard space * Easy access to HWY 49 *

Key facts

• Plenty of yard space
• Huge corner lot
• 0.45 acre lot

Tags

• HUGE CORNER LOT
• OPEN KITCHEN AND LIVING AREA
• HIGH CEILING IN LIVING AREA
• PLENTY OF YARD SPACE
• EASY ACCESS TO HWY 49

Property features AI

Exterior

• Parking: 2-car garage; Driveway with concrete surface
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Single-family residence (house); One story; Move-in ready
• Construction: Brick veneer and wood siding; Siding; Shingle roof; Slab foundation; Built as of assessor records
• Exterior features: Corner lot

Interior

• Kitchen: Electric range; Free-standing refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Walk-in closets
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/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 $173k (1.3% below list).
• Recommended offer: $173k (1.3% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: 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: Lyman Elementary School (math 62% / reading 50%, grade C+, #39 of 375 statewide, top 10%, 490 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.
• Market conditions: Rents rising fast (+7.0%/yr); 770 active listings in the ZIP; 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 $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,598 (1.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $181,398
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14082 Ridgeway Dr	0.13mi	3/2.0	1,239 (+0%)	5mo	$185,000	$149	85
14020 Dunnbarton Dr	0.13mi	3/2.0	1,228 (-0%)	8mo	$180,000	$147	83
14074 Woodmont Dr	0.08mi	3/2.0	1,100 (-11%)	5mo	$165,000	$150	70
14044 Dunnbarton Dr	0.15mi	3/2.0	1,290 (+4%)	14mo	$185,000	$143	70
14115 Ridgeway Dr	0.17mi	3/2.0	1,224 (-1%)	22mo	$135,000	$110	69
14025 Dundee Cv	0.22mi	3/2.0	1,269 (+3%)	15mo	$169,900	$134	68
14016 Dundee Cv	0.19mi	3/2.0	1,150 (-7%)	16mo	$169,000	$147	62
14017 Dunnbarton Dr	0.16mi	3/2.0	1,101 (-11%)	11mo	$167,500	$152	62
14033 Dundee Cv	0.22mi	3/2.0	1,347 (+9%)	11mo	$195,000	$145	61
14028 Dundee Cv	0.19mi	3/2.0	1,365 (+11%)	13mo	$184,900	$135	59
14016 Dunnbarton Dr	0.13mi	3/2.0	1,065 (-14%)	16mo	$174,900	$164	53
14304 4th Ave	0.59mi	3/2.0	1,296 (+5%)	19mo	$175,000	$135	45

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-5,941
• Equity at exit: $26,078

10-year hold

• IRR: 10.4%
• Equity multiple: 1.95×
• Total profit: $46,430
• Equity at exit: $15,122

Cash invested: $48,972 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$135 /mo · $1,614/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $239

Break-even live

Break-even rent $1,424

Max offer price $174,900

Occupancy floor 81%

Sensitivity live

Price	-10% $338	-5% $288	+0% $239	+5% $189	+10% $140
Rent	-10% $103	-5% $171	+0% $239	+5% $307	+10% $375
Rate	-1.0pp $327	-0.5pp $283	base $239	+0.5pp $194	+1.0pp $148

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-20
   status Pending
2. 2026-05-18
   listed $174,900 Active

ⓘ 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: $1,614 · $135/mo
• Projected year-2 tax: $1,614 · $135/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 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $20,712
• − Mortgage interest: −$9,797
• − Property taxes: −$1,614
• − Insurance: −$874
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$5,088
• Taxable income: $24
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $2,862/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

2 events — show timeline

• 2026-05-20 Pending — MLSU
• 2026-05-18 Listed $174,900 MLSU

Property tax history

+0.4%/yr

Latest (2025): $1,614 · +4.6% YoY. Source: county tax records.