13824 Plano Rd · Gulf Hills, MS 39564

$189,900

3 bd · 3.0 ba · 2,046 sqft · SingleFamily public records · 5 Days on market

Built 1985 0.42 ac lot Est $356k · 47% under ↓ 11% since listing

---

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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.2/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in one of Ocean Springs' most sought-after neighborhoods! Priced approximately $150,000 below surrounding property values, this 3-bedroom, 2.5-bath home offers exceptional upside potential. Features include a main-level primary suite, multiple living areas, fireplace, sunroom, and flexible front room that can serve as a dining room, office, or second living space. A upstairs HVAC unit replaced approximately 18 months ago. The home needs significant updating and is being sold as-is, making it an ideal project for investors, flippers, or buyers looking to build equity in a premier location. Conveniently located near downtown Ocean Springs, shopping, dining, schools, and h

Key facts

• Flexible front room
• Newer roof
• Sunroom

Tags

• MAIN-LEVEL PRIMARY SUITE
• MULTIPLE LIVING AREAS
• FIREPLACE
• SUNROOM
• FLEXIBLE FRONT ROOM
• NEWER ROOF

Property features AI

Finance

• HOA & community: Near entertainment

Exterior

• Parking: 2-car garage; Total parking for 5 vehicles; Paved parking
• Utilities: Public water; Public sewer; Fiber to the house
• Home design: Single family residence (house); Two levels; Fixer condition
• Construction: Brick veneer exterior; Shingle roof; Slab foundation; Built in public records (year available in public records)
• Exterior features: Patio; Porch; Private yard; Back yard fencing; Fenced lot

Interior

• Kitchen: Cooktop; Oven; Refrigerator; Eat-in kitchen layout
• Bedrooms: Primary bedroom on main level; Additional bedrooms on second level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Electric cooling
• Interior features: Cathedral ceilings; Ceiling fans; Eat-in kitchen; Entrance foyer; Open floorplan; Walk-in closets; Soaking tub; Living room fireplace; Bathroom fireplace; 11 total rooms
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 8.2% vs local median 4.6% in Gulf Hills — 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 71/100 on livability (#38 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: St. Martin Middle School (math 44% / reading 39%, grade F, #53 of 179 statewide, top 30%, 995 students, 100% FRL); St Martin High School (math 65% / reading 49%, grade C, #8 of 197 statewide, top 4%, 1,283 students, 100% FRL) — zoned schools average 100% FRL vs 50% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 718 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $189,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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: 1.12% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $356,004
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13733 Mesa Rd	0.11mi	3/2.5	2,063 (+1%)	9mo	$344,900	$167	84
13565 Garland Rd	0.51mi	3/2.0	2,049 (+0%)	2mo	$397,990	$194	70
6303 Prado Rd	0.60mi	3/2.5	2,056 (+0%)	6mo	$360,000	$175	65
13501 Garland Rd	0.49mi	4/2.0 (+1)	2,114 (+3%)	6mo	$384,990	$182	58
13524 Garland Rd	0.64mi	3/3.0	1,893 (-8%)	1mo	$329,990	$174	57
6775 Mansfield Cv	0.45mi	3/3.0	1,893 (-8%)	12mo	$329,990	$174	56
13821 E El Bonita Dr	0.61mi	2/2.5 (-1)	2,064 (+1%)	9mo	$269,900	$131	56
6605 Shore Dr	0.31mi	3/2.5	2,274 (+11%)	16mo	$449,000	$197	52
13505 Garland Rd	0.51mi	4/3.0 (+1)	2,219 (+8%)	6mo	$364,990	$164	52
13517 Garland Rd	0.64mi	4/3.0 (+1)	2,219 (+8%)	1mo	$379,990	$171	50
13905 Puerto Dr	0.56mi	3/2.0	1,832 (-10%)	12mo	$295,000	$161	42
13080 Horseshoe Dr	0.75mi	3/3.0	1,892 (-8%)	13mo	$299,990	$159	41

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-18,894
• Equity at exit: $28,315

10-year hold

• IRR: -3.2%
• Equity multiple: 0.81×
• Total profit: $-10,357
• Equity at exit: $16,419

Cash invested: $53,172 (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 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 718
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,119 high
• Mortgage (P&I): −$996
• Tax from tax record: −$292 /mo · $3,509/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $240

Break-even live

Break-even rent $1,815

Max offer price $189,900

Occupancy floor 84%

Sensitivity live

Price	-10% $348	-5% $294	+0% $240	+5% $187	+10% $133
Rent	-10% $73	-5% $157	+0% $240	+5% $324	+10% $408
Rate	-1.0pp $336	-0.5pp $289	base $240	+0.5pp $191	+1.0pp $141

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6721 Washington Ave Ocean Springs, MS	1.0–3.0	1.0–2.0	1084	$1,696	$1.56	15d	12	0.54mi
6428 Poco Rd Ocean Springs, MS	3.0	2.0	1990	$2,500	$1.26	45d	1	0.63mi
14510 Lemoyne Blvd Biloxi, MS	1.0–3.0	1.0–2.0	1125	$1,590	$1.41	15d	9	0.75mi
5809 Washington Ave Ocean Springs, MS	2.0	2.0	3000	$2,000	$0.67	15d	1	1.28mi
15208 Lisa Dr Biloxi, MS	4.0	3.0	2094	$2,400	$1.15	22d	1	1.36mi

Listing history 6 events

1. 2026-06-13
   status $189,900 Pending 5 DOM
2. 2026-06-10
   days on market $189,900 Active 5 DOM
3. 2026-06-09
   days on market $189,900 Active 4 DOM
4. 2026-06-08
   days on market $189,900 Active 3 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $189,900 Active 2 DOM

ⓘ 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: $3,509 · $292/mo
• Projected year-2 tax: $3,509 · $292/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 7/10 Severe FEMA zone X (shaded) · 75% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,432
• − Mortgage interest: −$10,637
• − Property taxes: −$3,509
• − Insurance: −$1,747
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − Depreciation: −$5,524
• Taxable loss: −$54
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $2,899/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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Gulf Hills

• Score: 71/100
• State rank: #38
• US rank: #7310

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D+ Housing A+ Health & safety B User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulf Hills, MS
• County: Jackson County · 82,196 people
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 43,240
• Household income: $78,596
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 734.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 5% Slovak 4% Romanian 2%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 93% English-only · Spanish 3% Vietnamese 2% Tagalog/Filipino 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.77%
• Current HPI: 204.2244
• Rent YoY: ▲ 1.31%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-10.8% since first listed

3 events — show timeline

• 2026-06-05 Listed $189,900 MLSU
• 2021-09-01 Listing Removed — MLSU
• 2014-05-16 Listed $213,000 MLSU

Property tax history

+1.5%/yr

Latest (2025): $3,509 · +2.3% YoY. Source: county tax records.