13227 Willow Oak Cir · Gulfport, MS 39503

$164,900

3 bd · 1.5 ba · 1,000 sqft · SingleFamily · 104 Days on market

Built 2023 Good condition 6,534 sqft lot $165/sqft · 17% below area Est $200k · 17% under $10/mo HOA · 1% of rent

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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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.0/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable, Low-Maintenance Home - Available for Summer Move-In Spring is here, and this well-maintained 3-bedroom, 1.5-bath home in the Turtle Creek community offers a great opportunity for buyers looking for an affordable place to call home on the Mississippi Gulf Coast. The home is currently tenant-occupied through the end of June, making it ideal for buyers planning ahead for a summer move-in. Inside, you'll find a bright and functional layout with durable vinyl flooring, modern finishes, and an open living space designed for comfortable everyday living. The kitchen comes fully equipped with a refrigerator, range, microwave, dishwasher, washer, and dryer, helping make the transition into your new home simple and convenient. Upstairs features three comfortable bedrooms and a full bathroom, while the main level includes a convenient half bath for guests and a welcoming living area. The backyard offers a blank canvas with space for pets, gardening, or outdoor entertaining, while the concrete driveway provides easy parking. One of the biggest advantages of this home is affordability. No flood insurance is required, property taxes are low, and the HOA is only $120 per year, helping keep your monthly costs manageable. Located close to I-10, shopping, restaurants, and schools, this home provides both convenience and value. Homes in this price range are becoming harder to find, making this a great opportunity to secure your next home and move in just in time for summer. Schedule your showing today.

Key facts

• Convenient half bath
• Open living space
• Concrete driveway

Tags

• DURABLE VINYL FLOORING
• OPEN LIVING SPACE
• FULLY EQUIPPED KITCHEN
• CONVENIENT HALF BATH
• BLANK CANVAS BACKYARD
• CONCRETE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $151 ($2k/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 $165k (0.2% below list).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 32% 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 3y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 1.00% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (median comp): $199,564
• List price: $164,900
• Delta: -17.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13669 Skye Ct	0.45mi	2/2.0 (-1)	1,021 (+2%)	3mo	$165,000	$162	66
12442 Cox Rd	0.41mi	2/2.0 (-1)	1,036 (+4%)	8mo	$187,500	$181	61
13350 Willow Oak Cir	0.24mi	3/2.0	1,131 (+13%)	17mo	$186,000	$164	51
13700 Three Rivers Rd	0.69mi	3/2.0	1,092 (+9%)	3mo	$159,900	$146	48
13709 Lawton Ln	0.36mi	3/2.0	1,119 (+12%)	23mo	$184,900	$165	42
13429 Libby Ln	0.36mi	3/2.0	1,135 (+14%)	21mo	$189,900	$167	42
123 W Chipwood Dr	0.61mi	3/2.0	1,140 (+14%)	22mo	$185,000	$162	28

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: -5.7%
• Equity multiple: 0.78×
• Total profit: $-10,190
• Equity at exit: $24,587

10-year hold

• IRR: 8.2%
• Equity multiple: 1.74×
• Total profit: $34,277
• Equity at exit: $14,258

Cash invested: $46,172 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,646 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$10
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $151

Break-even live

Break-even rent $1,455

Max offer price $164,900

Occupancy floor 86%

Sensitivity live

Price	-10% $265	-5% $208	+0% $151	+5% $94	+10% $37
Rent	-10% $21	-5% $86	+0% $151	+5% $216	+10% $281
Rate	-1.0pp $234	-0.5pp $193	base $151	+0.5pp $108	+1.0pp $65

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13070 Tracewood Dr Gulfport, MS	3.0	2.0	1190	$1,400	$1.18	21d	1	0.51mi
14179 Debra Barbee Ct Gulfport, MS	3.0	2.0	1379	$1,849	$1.34	21d	1	0.89mi
12450 Three Rivers Rd Gulfport, MS	3.0	2.0	1098	$1,295	$1.18	44d	1	0.96mi
13498 Dee Ave Gulfport, MS	3.0	2.0	1410	$1,750	$1.24	44d	1	1.07mi
13727 Fox Hill Dr Gulfport, MS	3.0	2.0	1388	$1,800	$1.30	44d	1	1.08mi
13459 Gorman St Gulfport, MS	2.0	1.5	1000	$1,649	$1.65	44d	1	1.08mi
14180 Oneal Rd Gulfport, MS	2.0	1.0	1000	$1,100	$1.10	44d	2	1.21mi
12147 Prudie Cir Gulfport, MS	3.0	2.0	1100	$975	$0.89	44d	1	1.47mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 42 events

1. 2026-06-18
   days on market $164,900 Active 104 DOM
2. 2026-06-17
   days on market $164,900 Active 103 DOM
3. 2026-06-16
   days on market $164,900 Active 102 DOM
4. 2026-06-15
   days on market $164,900 Active 101 DOM
5. 2026-06-14
   days on market $164,900 Active 99 DOM
6. 2026-06-13
   days on market $164,900 Active 98 DOM
7. 2026-06-10
   days on market $164,900 Active 96 DOM
8. 2026-06-09
   days on market $164,900 Active 95 DOM
9. 2026-06-08
   days on market $164,900 Active 94 DOM
10. 2026-06-07
    days on market $164,900 Active 93 DOM
11. 2026-06-02
    days on market $164,900 Active 88 DOM
12. 2026-06-01
    days on market $164,900 Active 87 DOM
13. 2026-05-31
    days on market $164,900 Active 86 DOM
14. 2026-05-30
    pricedays on market $164,900 Active 85 DOM
15. 2026-03-06
    listed $179,900 Active 1540-char remark

    Show marketing remark (1540 chars)

    Affordable, Low-Maintenance Home - Available for Summer Move-In Spring is here, and this well-maintained 3-bedroom, 1.5-bath home in the Turtle Creek community offers a great opportunity for buyers looking for an affordable place to call home on the Mississippi Gulf Coast. The home is currently tenant-occupied through the end of June, making it ideal for buyers planning ahead for a summer move-in. Inside, you'll find a bright and functional layout with durable vinyl flooring, modern finishes, and an open living space designed for comfortable everyday living. The kitchen comes fully equipped with a refrigerator, range, microwave, dishwasher, washer, and dryer, helping make the transition into your new home simple and convenient. Upstairs features three comfortable bedrooms and a full bathroom, while the main level includes a convenient half bath for guests and a welcoming living area. The backyard offers a blank canvas with space for pets, gardening, or outdoor entertaining, while the concrete driveway provides easy parking. One of the biggest advantages of this home is affordability. No flood insurance is required, property taxes are low, and the HOA is only $120 per year, helping keep your monthly costs manageable. Located close to I-10, shopping, restaurants, and schools, this home provides both convenience and value. Homes in this price range are becoming harder to find, making this a great opportunity to secure your next home and move in just in time for summer. Schedule your showing today.

16. 2026-02-27
    historical
17. 2025-12-29
    historical $1,600
18. 2025-12-16
    listed $1,600
19. 2025-12-12
    historical $1,600
20. 2025-11-14
    price $169,900
21. 2025-08-27
    listed $179,900 Active
22. 2025-08-21
    listed $1,600
23. 2025-07-17
    price $179,900
24. 2025-06-25
    status Active
25. 2025-06-11
    status Pending
26. 2025-06-11
    historical
27. 2025-02-27
    listed $184,900 Active
28. 2025-02-25
    historical
29. 2025-02-05
    price $184,500
30. 2024-09-09
    listed $185,000 Active
31. 2024-08-20
    historical $1,800
32. 2024-07-10
    price $1,800
33. 2024-07-03
    listed $1,900
34. 2023-09-20
    soldstatus Closed
35. 2023-09-01
    status Pending
36. 2023-08-17
    status Active
37. 2023-08-06
    status Pending
38. 2023-07-26
    status Active
39. 2023-05-24
    status Pending
40. 2023-05-22
    status Active
41. 2023-05-02
    historical
42. 2023-04-09
    listed $179,990 Active

ⓘ 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 (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $19,758
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − HOA: −$120
• − Depreciation: −$4,797
• Taxable loss: −$856
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $2,019/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 · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained, 3-bedroom, 1.5-bath home in Gulfport, MS, offers a great opportunity for buyers looking for an affordable place to call home. It is currently tenant-occupied and ready for a summer move-in.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace windows with energy-efficient ones — Improves energy efficiency and aesthetics
• Both Upgrade HVAC system — Enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace windows with energy-efficient ones — Improves energy efficiency and aesthetics ↑
• Both Upgrade HVAC system — Enhances comfort and energy efficiency ↑

ⓘ 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

• 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

-0.1% since first listed

28 events — show timeline

• 2026-03-06 Listed $179,900 MLSU
• 2026-02-27 Listing Removed — MLSU
• 2025-12-29 Rental Removed $1,600 RENTLY
• 2025-12-16 Listed for Rent $1,600 RENTLY
• 2025-12-12 Rental Removed $1,600 MLSU
• 2025-11-14 Price Changed $169,900 MLSU
• 2025-08-27 Listed $179,900 MLSU
• 2025-08-21 Listed for Rent $1,600 MLSU
• 2025-07-17 Price Changed $179,900 MLSU
• 2025-06-25 Relisted — MLSU
• 2025-06-11 Pending — MLSU
• 2025-06-11 Listing Removed — MLSU
• 2025-02-27 Listed $184,900 MLSU
• 2025-02-25 Listing Removed — MLSU
• 2025-02-05 Price Changed $184,500 MLSU
• 2024-09-09 Listed $185,000 MLSU
• 2024-08-20 Rental Removed $1,800 MLSU
• 2024-07-10 Price Changed $1,800 MLSU
• 2024-07-03 Listed for Rent $1,900 MLSU
• 2023-09-20 Sold (MLS) — MLSU
• 2023-09-01 Pending — MLSU
• 2023-08-17 Relisted — MLSU
• 2023-08-06 Pending — MLSU
• 2023-07-26 Relisted — MLSU
• 2023-05-24 Pending — MLSU
• 2023-05-22 Relisted — MLSU
• 2023-05-02 Listing Removed — MLSU
• 2023-04-09 Listed $179,990 MLSU