14265 Hartland Dr · Gulfport, MS 39503

$293,800

4 bd · 3.0 ba · 2,200 sqft · SingleFamily · 50 Days on market

Built 2026 Poor condition 8,276 sqft lot $27/mo HOA · 1% of rent

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• DSCR +2.1/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Elegant 4 Bedroom Home with Dual Primary Suites and Premium Finishes Experience comfort and sophistication in this beautifully designed 4 bedroom, 3 bath home showcasing whole home luxury vinyl flooring and granite countertops throughout. The open layout connects the kitchen, dining, and family areas under vaulted ceilings, creating a bright, inviting space perfect for entertaining or everyday living. The kitchen is a showpiece with expansive granite surfaces, abundant cabinetry, and a seamless flow into the family room and covered porch. This plan's standout feature is its two private primary suites, each offering a full bath and generous closet space — ideal for multi generational l

Key facts

• Open layout
• Granite countertops
• Vaulted ceilings

Tags

• DUAL PRIMARY SUITES
• LUXURY VINYL FLOORING
• GRANITE COUNTERTOPS
• OPEN LAYOUT
• VAULTED CEILINGS
• EXPANSIVE GRANITE SURFACES

Property features AI

Finance

• Other: Lot dimensions approximately 62' x 130' (0.19 acre)
• HOA & community: Homeowners association with annual fee of $320; One-time association fee of $200; Association fees include management

Exterior

• Parking: 2-car garage; Concrete driveway; Garage door opener
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence (house); One level; Under construction / New construction; Builder model: 2200A; Living area per builder
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built by builder (year built source: builder)
• Exterior features: Front porch; Rear porch; Private yard; Underground utilities; Sidewalks; Street lights

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Plumbed for ice maker; Stainless steel appliances; Granite countertops; Pantry; Breakfast bar; Eat-in kitchen
• Bedrooms: Bedrooms located on one level
• Flooring: Luxury vinyl flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Ceiling fan(s) for cooling; Has heating and cooling
• Interior features: Breakfast bar; Ceiling fan(s); Double vanity; Eat-in kitchen; Entrance foyer; Granite counters; High ceilings; In-law floorplan; Pantry; Recessed lighting; Tray ceiling(s); Walk-in closet(s); Double pane, insulated windows with screens
• Laundry & utility: Laundry room with washer and electric dryer hookups

🏗️ New construction. The $293,800 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $306,876.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $294k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-302 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (20.5% below list).
• Recommended offer: $234k (20.5% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 45% 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 $9k 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 50 days — a 3% lower offer ($285k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,580 (20.5% 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. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 10.9

CMA / ARV

• ARV (median comp): $306,876
• List price: $293,800
• Delta: -4.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14836 Fritz Cir	0.05mi	4/2.0	2,202 (+0%)	0mo	$307,231	$140	93
14169 Hartland Dr	0.18mi	4/3.0	2,200 (0%)	2mo	$283,230	$129	90
14837 Fritz Cir	0.05mi	4/3.0	2,300 (+4%)	1mo	$311,325	$135	89
14884 Fritz Cir	0.06mi	4/3.0	2,300 (+4%)	2mo	$307,475	$134	88
14141 Hartland Dr	0.23mi	4/3.0	2,200 (0%)	2mo	$284,086	$129	88
14275 Hartland Dr	0.02mi	4/3.0	2,508 (+14%)	0mo	$318,875	$127	76
14865 Fritz Cir	0.06mi	4/3.0	2,508 (+14%)	1mo	$322,530	$129	73
14864 Fritz Cir	0.06mi	4/2.0	1,930 (-12%)	3mo	$270,250	$140	71
14904 Fritz Cir	0.11mi	4/3.0	2,508 (+14%)	2mo	$318,005	$127	70
15422 Overlook Dr	0.43mi	4/2.5	2,349 (+7%)	2mo	$390,000	$166	65
14419 S Swan Rd	0.66mi	4/3.0	2,486 (+13%)	0mo	$388,900	$156	47
15553 Old Magnolia Ct	0.72mi	4/3.0	2,496 (+14%)	0mo	$417,000	$167	43

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: -19.0%
• Equity multiple: 0.31×
• Total profit: $-59,186
• Equity at exit: $45,756

10-year hold

• IRR: -5.0%
• Equity multiple: 0.62×
• Total profit: $-32,677
• Equity at exit: $26,533

Cash invested: $85,925 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,336 high
• Mortgage (P&I): −$1,609
• Tax est. 1.5%: −$384 /mo · $4,603/yr
• Insurance: −$128
• HOA: −$27
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-302

Break-even live

Break-even rent $2,719

Max offer price $263,108

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-196	+0% $-302	+5% $-409	+10% $-515
Rent	-10% $-487	-5% $-395	+0% $-302	+5% $-210	+10% $-118
Rate	-1.0pp $-148	-0.5pp $-224	base $-302	+0.5pp $-382	+1.0pp $-463

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: $76,719
• Closing costs: $9,206
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15033 S White Swan Dr Gulfport, MS	4.0	2.5	1933	$2,495	$1.29	22d	1	0.35mi
15336 Lakeview Ct Gulfport, MS	3.0	2.0	1837	$2,195	$1.19	22d	1	0.36mi
15740 Rachael Dr Gulfport, MS	4.0	2.0	1928	$2,400	$1.24	15d	1	0.73mi
13518 Huntington Cir Gulfport, MS	4.0	2.0	2084	$1,950	$0.94	45d	1	1.25mi
15395 Percy St Gulfport, MS	3.0	2.0	1710	$1,975	$1.15	45d	1	1.28mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 17 events

1. 2026-06-21
   days on market $293,800 Active 50 DOM
2. 2026-06-18
   days on market $293,800 Active 47 DOM
3. 2026-06-17
   days on market $293,800 Active 46 DOM
4. 2026-06-16
   days on market $293,800 Active 45 DOM
5. 2026-06-15
   days on market $293,800 Active 44 DOM
6. 2026-06-14
   days on market $293,800 Active 42 DOM
7. 2026-06-13
   pricedays on market $293,800 Active 41 DOM
8. 2026-06-10
   days on market $289,800 Active 39 DOM
9. 2026-06-09
   days on market $289,800 Active 38 DOM
10. 2026-06-08
    days on market $289,800 Active 37 DOM
11. 2026-06-07
    days on market $289,800 Active 36 DOM
12. 2026-06-02
    days on market $289,800 Active 31 DOM
13. 2026-06-01
    days on market $289,800 Active 30 DOM
14. 2026-05-31
    days on market $289,800 Active 29 DOM
15. 2026-05-30
    pricedays on market $289,800 Active 28 DOM
16. 2026-05-06
    price $285,200 1366-char remark
17. 2026-05-02
    listed $282,200 Active 1366-char remark

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 19 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: $28,030
• − Mortgage interest: −$17,190
• − Property taxes: −$4,603
• − Insurance: −$1,534
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − HOA: −$324
• − Depreciation: −$8,927
• Taxable loss: −$9,034
• Est. tax savings @ 24.0%: +$2,168
• After-tax cash flow: $-1,462/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 · 3 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations, including a new roof, exterior siding and paint, flooring, and interior updates. Significant investment is needed to bring the property up to a livable condition.

Repairs flagged

• Major roof — The roof is missing shingles or damaged, exposing the underlying structure.
• Major exterior siding — The siding is peeling and the paint is chipped, indicating significant wear.
• Major flooring — The property is bare earth, suggesting no flooring is present.
• Major interior walls and paint — No interior walls or paint are visible in the photos, making it impossible to assess their condition.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and increase its market value.
• Resale exterior siding and paint — New siding and paint would enhance the home's curb appeal and increase its resale value.
• Resale flooring — Installing flooring would make the property move-in ready and increase its appeal to potential buyers.
• Resale interior walls and paint — Painting and possibly updating interior walls would improve the home's overall condition and increase its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof is missing shingles or damaged, exposing the underlying structure.	Major	$15,000–50,000
exterior siding · The siding is peeling and the paint is chipped, indicating significant wear.	Major	$15,000–50,000
flooring · The property is bare earth, suggesting no flooring is present.	Major	$15,000–50,000
interior walls and paint · No interior walls or paint are visible in the photos, making it impossible to assess their condition.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and increase its market value. ↑
• Resale exterior siding and paint — New siding and paint would enhance the home's curb appeal and increase its resale value. ↑
• Resale flooring — Installing flooring would make the property move-in ready and increase its appeal to potential buyers. ↑
• Resale interior walls and paint — Painting and possibly updating interior walls would improve the home's overall condition and increase its resale value. ↑

ⓘ 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

+4.1% since first listed

4 events — show timeline

• 2026-06-11 Price Changed $293,800 MLSU
• 2026-05-29 Price Changed $289,800 MLSU
• 2026-05-06 Price Changed $285,200 MLSU
• 2026-05-02 Listed $282,200 MLSU