9834 Pokai Way · Diamondhead, MS 39525

$249,500

4 bd · 2.0 ba · 1,848 sqft · SingleFamily public records · 66 Days on market

Built 2007 7,840 sqft lot $135/sqft · at area comps Est $242k · at est.

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Why this score? — see what drove the D 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 +16.7/30.0
• ARV discount +6.1/15.0
• DSCR +5.2/10.0
• Schools +3.9/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this fully renovated, move-in-ready gem located in the highly desirable community of Diamondhead, MS. This 3-bedroom, 2-bathroom home has been thoughtfully updated from top to bottom, offering the perfect blend of modern comfort and coastal style. Key Home Features: Complete Renovation: Enjoy a fresh, contemporary feel throughout the entire home. New Flooring: Sleek, durable, and brand-new luxury vinyl plank (LVP) flooring flows through every room--no carpet anywhere. Modern Kitchen: Equipped with all-new, high-efficiency appliances and a functional layout perfect for any chef. Updated Essentials: Rest easy with a brand-new water heater for maximum efficiency. Spacious Living Area: A large living room anchored by a cozy fireplace, ideal for relaxing evenings. Convenient Parking: Attached 2-car garage providing ample space for vehicles and additional storage.

Key facts

• Spacious living area
• Complete renovation
• New flooring

Tags

• COMPLETE RENOVATION
• NEW FLOORING
• MODERN KITCHEN
• UPDATED ESSENTIALS
• SPACIOUS LIVING AREA
• CONVENIENT PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $154 ($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 $215k (14.0% below list).
• Recommended offer: $215k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.9% in Diamondhead — 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 68/100 on livability (#59 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Hancock County School District (rural): math 47% / reading 44% proficiency, ranked #23 of 130 in MS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Hancock Elementary School (math 64% / reading 59%, grade B, #22 of 375 statewide, top 6%, 639 students, 100% FRL); Hancock Middle School (math 48% / reading 44%, grade D+, #39 of 179 statewide, top 22%, 958 students, 100% FRL); Hancock High School (math 42% / reading 43%, grade F, #42 of 197 statewide, top 21%, 1,187 students, 100% FRL) — zoned schools average 100% FRL vs 58% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 250 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 248 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Hancock County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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.
• Current owner paid $136k; list at $250k implies a 83% gain — meaningful room to come down on a strong offer.

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 $214,521 (14.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.86% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (median comp): $241,717
• List price: $249,500
• Delta: 3.22%
• 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
9834 Pokai Way	0.00mi	4/2.0	1,848 (0%)	0mo	$249,500	$135	100
8716 W Diamondhead Dr	0.33mi	3/2.0 (-1)	1,869 (+1%)	5mo	$265,000	$142	74
88154 Golf Club Dr	0.30mi	3/2.0 (-1)	1,775 (-4%)	2mo	$279,000	$157	73
97169 Kapalama Dr	0.14mi	3/2.0 (-1)	2,035 (+10%)	4mo	$210,000	$103	68
9912 Honomu Pl	0.40mi	4/2.0	2,050 (+11%)	1mo	$310,000	$151	62
884 Kailua Pl	0.53mi	3/2.0 (-1)	1,814 (-2%)	6mo	$246,500	$136	62
9838 Ala Moana St	0.24mi	3/2.0 (-1)	1,614 (-13%)	1mo	$299,900	$186	62
876 Manini Way	0.44mi	3/2.0 (-1)	1,750 (-5%)	6mo	$225,000	$129	60
885 Manini Way	0.46mi	3/2.0 (-1)	1,685 (-9%)	2mo	$299,000	$177	58
9624 Kini Pl	0.52mi	3/2.0 (-1)	1,668 (-10%)	3mo	$219,000	$131	51
8814 Malino Pl	0.48mi	3/2.5 (-1)	2,100 (+14%)	4mo	$265,000	$126	44
7830 Maui Pl	0.72mi	3/2.0 (-1)	1,660 (-10%)	5mo	$275,000	$166	40

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-30,685
• Equity at exit: $37,201

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-14,396
• Equity at exit: $21,572

Cash invested: $69,860 (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 39525

• Home prices YoY: -19.1%
• Active inventory: 250
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,145 medium
• Mortgage (P&I): −$1,308
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $154

Break-even live

Break-even rent $1,950

Max offer price $249,500

Occupancy floor 88%

Sensitivity live

Price	-10% $295	-5% $225	+0% $154	+5% $84	+10% $13
Rent	-10% $-15	-5% $70	+0% $154	+5% $239	+10% $324
Rate	-1.0pp $280	-0.5pp $218	base $154	+0.5pp $90	+1.0pp $24

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7516 Pinehurst Ct Diamondhead, MS	3.0	3.0	2418	$2,000	$0.83	15d	1	1.10mi

Listing history 10 events

1. 2026-05-07
   status Pending 890-char remark

   Show marketing remark (890 chars)

   Step into this fully renovated, move-in-ready gem located in the highly desirable community of Diamondhead, MS. This 3-bedroom, 2-bathroom home has been thoughtfully updated from top to bottom, offering the perfect blend of modern comfort and coastal style. Key Home Features: Complete Renovation: Enjoy a fresh, contemporary feel throughout the entire home. New Flooring: Sleek, durable, and brand-new luxury vinyl plank (LVP) flooring flows through every room--no carpet anywhere. Modern Kitchen: Equipped with all-new, high-efficiency appliances and a functional layout perfect for any chef. Updated Essentials: Rest easy with a brand-new water heater for maximum efficiency. Spacious Living Area: A large living room anchored by a cozy fireplace, ideal for relaxing evenings. Convenient Parking: Attached 2-car garage providing ample space for vehicles and additional storage.

2. 2026-05-07
   status Active 890-char remark

   Show marketing remark (890 chars)

   Step into this fully renovated, move-in-ready gem located in the highly desirable community of Diamondhead, MS. This 3-bedroom, 2-bathroom home has been thoughtfully updated from top to bottom, offering the perfect blend of modern comfort and coastal style. Key Home Features: Complete Renovation: Enjoy a fresh, contemporary feel throughout the entire home. New Flooring: Sleek, durable, and brand-new luxury vinyl plank (LVP) flooring flows through every room--no carpet anywhere. Modern Kitchen: Equipped with all-new, high-efficiency appliances and a functional layout perfect for any chef. Updated Essentials: Rest easy with a brand-new water heater for maximum efficiency. Spacious Living Area: A large living room anchored by a cozy fireplace, ideal for relaxing evenings. Convenient Parking: Attached 2-car garage providing ample space for vehicles and additional storage.

3. 2026-05-05
   historical 890-char remark

   Show marketing remark (890 chars)

   Step into this fully renovated, move-in-ready gem located in the highly desirable community of Diamondhead, MS. This 3-bedroom, 2-bathroom home has been thoughtfully updated from top to bottom, offering the perfect blend of modern comfort and coastal style. Key Home Features: Complete Renovation: Enjoy a fresh, contemporary feel throughout the entire home. New Flooring: Sleek, durable, and brand-new luxury vinyl plank (LVP) flooring flows through every room--no carpet anywhere. Modern Kitchen: Equipped with all-new, high-efficiency appliances and a functional layout perfect for any chef. Updated Essentials: Rest easy with a brand-new water heater for maximum efficiency. Spacious Living Area: A large living room anchored by a cozy fireplace, ideal for relaxing evenings. Convenient Parking: Attached 2-car garage providing ample space for vehicles and additional storage.

4. 2026-03-30
   price $249,500 890-char remark

   Show marketing remark (890 chars)

   Step into this fully renovated, move-in-ready gem located in the highly desirable community of Diamondhead, MS. This 3-bedroom, 2-bathroom home has been thoughtfully updated from top to bottom, offering the perfect blend of modern comfort and coastal style. Key Home Features: Complete Renovation: Enjoy a fresh, contemporary feel throughout the entire home. New Flooring: Sleek, durable, and brand-new luxury vinyl plank (LVP) flooring flows through every room--no carpet anywhere. Modern Kitchen: Equipped with all-new, high-efficiency appliances and a functional layout perfect for any chef. Updated Essentials: Rest easy with a brand-new water heater for maximum efficiency. Spacious Living Area: A large living room anchored by a cozy fireplace, ideal for relaxing evenings. Convenient Parking: Attached 2-car garage providing ample space for vehicles and additional storage.

5. 2026-02-27
   listed $259,500 Active 890-char remark

   Show marketing remark (890 chars)

   Step into this fully renovated, move-in-ready gem located in the highly desirable community of Diamondhead, MS. This 3-bedroom, 2-bathroom home has been thoughtfully updated from top to bottom, offering the perfect blend of modern comfort and coastal style. Key Home Features: Complete Renovation: Enjoy a fresh, contemporary feel throughout the entire home. New Flooring: Sleek, durable, and brand-new luxury vinyl plank (LVP) flooring flows through every room--no carpet anywhere. Modern Kitchen: Equipped with all-new, high-efficiency appliances and a functional layout perfect for any chef. Updated Essentials: Rest easy with a brand-new water heater for maximum efficiency. Spacious Living Area: A large living room anchored by a cozy fireplace, ideal for relaxing evenings. Convenient Parking: Attached 2-car garage providing ample space for vehicles and additional storage.

6. 2026-01-06
   soldstatus $136,000
7. 2010-03-25
   soldstatus 74-char remark

   Show marketing remark (74 chars)

   Must have verification of funds or letter of pre approval with all offers.

8. 2009-11-24
   listed $152,500 74-char remark

   Show marketing remark (74 chars)

   Must have verification of funds or letter of pre approval with all offers.

9. 2006-07-21
   soldstatus
10. 2005-12-13
    listed $174,400

ⓘ 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: $1,537 · $128/mo
• Projected year-2 tax: $1,971 · $164/mo
• Expected delta: +$434/yr (+$36/mo · 28.2%)

ⓘ 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 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: $25,743
• − Mortgage interest: −$13,976
• − Property taxes: −$1,537
• − Insurance: −$1,248
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$7,258
• Taxable loss: −$2,395
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $2,426/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: Hancock County School District
• NCES district ID: 2801740
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $47,971
• Composite: 38.88/100
• National rank: #4099
• State rank: #23 of 130 in MS

Livability — Diamondhead

• Score: 68/100
• State rank: #59
• US rank: #9320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamondhead, MS
• County: Hancock County · 9,338 people
• City population: 9,338
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 9,338
• Household income: $87,407
• Rent vs Own: 10.3% rent · 89.7% own

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 52,161 people
• By 2030: 54,753 · +5.0%
• By 2040: 59,242 · +13.6%
• By 2050: 62,417 · +19.7%
• By 2075: 68,168 · +30.7%
• By 2100: 69,212 · +32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 10% Slovak 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+58.7) · D 20.1% · R 78.8% · Other 1.1%
• 2008→2024 swing: -4.4pp toward R · 2008: -54.2pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+55.5 2016: R+59.4 2012: R+52.8 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.77%
• Current HPI: 193.4883
• Rent YoY: —
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+43.1% since first listed

10 events — show timeline

• 2026-05-07 Pending — MLSU
• 2026-05-07 Relisted — MLSU
• 2026-05-05 Listing Removed — MLSU
• 2026-03-30 Price Changed $249,500 MLSU
• 2026-02-27 Listed $259,500 MLSU
• 2026-01-06 Sold (Public Records) $136,000 Public Records
• 2010-03-25 Sold (MLS) — MLSU
• 2009-11-24 Listed $152,500 MLSU
• 2006-07-21 Sold (Public Records) — Public Records
• 2005-12-13 Listed $174,400 MLSU

Property tax history

+2.1%/yr

Latest (2025): $1,537 · +0.0% YoY. Source: county tax records.