117 Mary Ellen Dr · D'Iberville, MS 39540

$165,000

3 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 73 Days on market

Built 1978 8,712 sqft lot $111/sqft · 12% below area Est $188k · 12% under ↓ 12% since listing

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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 +20.1/30.0
• ARV discount +13.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-kept 3-bedroom, 2-bath brick home tucked away on a quiet cul-de-sac. Centrally located minutes from Beaches, casinos, I-10, shopping, hospitals and so much more. Lovingly maintained by one long term owner, this home offers comfort and ease with a new HVAC and roof (2024). Inside, you'll find a cozy fireplace, a bright sunroom filled with natural light, and a kitchen with a brand-new gas stove. The fully fenced backyard includes a shed for extra storage, along with a one car garage and gutters for added convenience. Schedule your private showing today.

Key facts

• New hvac
• Cul-de-sac
• Bright sunroom

Tags

• CUL-DE-SAC
• NEW HVAC
• NEW ROOF
• BRIGHT SUNROOM
• BRAND-NEW GAS STOVE
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 5.4% in D'Iberville — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 89 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 73 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $33k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $188,202
• List price: $165,000
• Delta: -12.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
557 Tasha Dr	0.11mi	3/2.0	1,418 (-5%)	9mo	$169,900	$120	79
10346 Cottage Ct	0.30mi	4/2.0 (+1)	1,524 (+2%)	10mo	$160,000	$105	69
586 Nadine Dr	0.15mi	3/2.0	1,342 (-10%)	9mo	$215,000	$160	69
10411 3rd Ave	0.64mi	3/2.0	1,481 (-1%)	4mo	$209,500	$141	66
4157 Magnolia Pl	0.28mi	3/2.0	1,352 (-9%)	11mo	$205,000	$152	62
4504 E Magnolia Cv	0.61mi	3/2.0	1,450 (-3%)	7mo	$196,750	$136	61
312 Springdale Cir	0.29mi	3/2.0	1,292 (-13%)	4mo	$189,900	$147	61
416 Shadowlawn Ct	0.36mi	4/2.0 (+1)	1,323 (-11%)	3mo	$179,900	$136	57
2 Sandalwood Ct	0.44mi	3/2.0	1,290 (-14%)	2mo	$169,999	$132	55
114 Evergreen Dr	0.53mi	3/1.5	1,350 (-10%)	7mo	$199,800	$148	52
4496 Magnolia Cv	0.60mi	4/2.0 (+1)	1,650 (+11%)	0mo	$224,900	$136	49
4497 Magnolia Cv	0.64mi	3/2.0	1,305 (-12%)	9mo	$194,900	$149	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-13,728
• Equity at exit: $24,602

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,868
• Equity at exit: $14,266

Cash invested: $46,200 (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 39540

• Home prices YoY: -30.9%
• Active inventory: 89
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $204

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 83%

Sensitivity live

Price	-10% $318	-5% $261	+0% $204	+5% $147	+10% $90
Rent	-10% $69	-5% $137	+0% $204	+5% $271	+10% $338
Rate	-1.0pp $287	-0.5pp $246	base $204	+0.5pp $161	+1.0pp $118

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Dianne Dr Diberville, MS	4.0	2.0	1500	$1,100	$0.73	14d	1	0.02mi
608 Kimberly Dr Diberville, MS	3.0	2.0	1509	$1,575	$1.04	22d	1	0.14mi
329 Springdale Cir D'Iberville, MS	3.0	2.0	1176	$1,600	$1.36	45d	1	0.23mi
10480 Auto Mall Pkwy Diberville, MS	1.0–3.0	1.0–2.0	1281	$1,907	$1.49	14d	1	0.27mi
678 Meadow Dr Diberville, MS	3.0	1.5	1112	$1,500	$1.35	14d	1	0.39mi
2 Sandalwood Ct Diberville, MS	3.0	2.0	1290	$1,625	$1.26	45d	1	0.44mi
4294 Popps Ferry Rd Diberville, MS	2.0	2.0	1176	$1,575	$1.34	45d	1	0.52mi
11136 Windsor Hill Dr Diberville, MS	3.0	2.0	1301	$1,749	$1.34	45d	1	0.83mi
716 Plum Ln D'Iberville, MS	2.0	2.5	1600	$3,410	$2.13	45d	1	0.98mi
611 Peach St D'Iberville, MS	3.0	2.5	1589	$2,500	$1.57	45d	1	1.00mi
107 E Orchard Loop D'Iberville, MS	2.0	2.5	1500	$2,970	$1.98	45d	1	1.02mi
103 E Orchard Loop D'Iberville, MS	2.0	2.5	1500	$2,970	$1.98	45d	1	1.02mi
112 E Orchard Loop D'Iberville, MS	2.0	2.5	1500	$2,970	$1.98	45d	1	1.02mi
11122 Gorenflo Rd Diberville, MS	3.0	2.0	1200	$1,500	$1.25	14d	1	1.32mi
880 Motsie Rd Apt C109 Biloxi, MS	3.0	2.0	1140	$1,600	$1.40	45d	1	1.33mi
11134 Gorenflo Rd Diberville, MS	3.0	2.0	1200	$1,500	$1.25	22d	1	1.34mi
16201 Cervantes Ct Biloxi, MS	4.0	2.0	1404	$1,975	$1.41	45d	1	1.46mi
905 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	45d	1	1.46mi
4441 Audubon Trl Biloxi, MS	3.0	2.5	1704	$3,800	$2.23	22d	1	1.50mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $165,000 Pending 73 DOM
2. 2026-06-02
   days on market $165,000 Active 68 DOM
3. 2026-06-01
   days on market $165,000 Active 67 DOM
4. 2026-05-31
   days on market $165,000 Active 66 DOM
5. 2026-05-30
   days on market $165,000 Active 65 DOM
6. 2026-05-19
   price $175,000 582-char remark

   Show marketing remark (582 chars)

   Welcome to this well-kept 3-bedroom, 2-bath brick home tucked away on a quiet cul-de-sac. Centrally located minutes from Beaches, casinos, I-10, shopping, hospitals and so much more. Lovingly maintained by one long term owner, this home offers comfort and ease with a new HVAC and roof (2024). Inside, you'll find a cozy fireplace, a bright sunroom filled with natural light, and a kitchen with a brand-new gas stove. The fully fenced backyard includes a shed for extra storage, along with a one car garage and gutters for added convenience. Schedule your private showing today.

7. 2026-03-24
   status Active 582-char remark

   Show marketing remark (582 chars)

   Welcome to this well-kept 3-bedroom, 2-bath brick home tucked away on a quiet cul-de-sac. Centrally located minutes from Beaches, casinos, I-10, shopping, hospitals and so much more. Lovingly maintained by one long term owner, this home offers comfort and ease with a new HVAC and roof (2024). Inside, you'll find a cozy fireplace, a bright sunroom filled with natural light, and a kitchen with a brand-new gas stove. The fully fenced backyard includes a shed for extra storage, along with a one car garage and gutters for added convenience. Schedule your private showing today.

8. 2026-03-21
   status Pending 582-char remark

   Show marketing remark (582 chars)

   Welcome to this well-kept 3-bedroom, 2-bath brick home tucked away on a quiet cul-de-sac. Centrally located minutes from Beaches, casinos, I-10, shopping, hospitals and so much more. Lovingly maintained by one long term owner, this home offers comfort and ease with a new HVAC and roof (2024). Inside, you'll find a cozy fireplace, a bright sunroom filled with natural light, and a kitchen with a brand-new gas stove. The fully fenced backyard includes a shed for extra storage, along with a one car garage and gutters for added convenience. Schedule your private showing today.

9. 2026-03-19
   listed $198,000 Active 582-char remark

   Show marketing remark (582 chars)

   Welcome to this well-kept 3-bedroom, 2-bath brick home tucked away on a quiet cul-de-sac. Centrally located minutes from Beaches, casinos, I-10, shopping, hospitals and so much more. Lovingly maintained by one long term owner, this home offers comfort and ease with a new HVAC and roof (2024). Inside, you'll find a cozy fireplace, a bright sunroom filled with natural light, and a kitchen with a brand-new gas stove. The fully fenced backyard includes a shed for extra storage, along with a one car garage and gutters for added convenience. Schedule your private showing today.

ⓘ 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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,417
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$4,800
• Taxable loss: −$192
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $2,492/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 — D'Iberville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: D'Iberville, MS
• Population (ZIP): 13,033

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 0.60)
• Race & ethnicity: White 60% Black 18% Asian 10% Two or more races 9% Hispanic / Latino 9%
• Common ancestry: Romanian 5% Slovak 4% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 85% English-only · Spanish 6% Vietnamese 6% Other Asian/Pacific 1%

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: ▼ -83.70%
• Current HPI: 187.2895
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-11.6% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $175,000 MLSU
• 2026-03-24 Relisted — MLSU
• 2026-03-21 Pending — MLSU
• 2026-03-19 Listed $198,000 MLSU

Property tax history

-4.6%/yr

Latest (2025): $95 · +0.2% YoY. Source: county tax records.