1633 S 9th St · Gulf Park Estates, MS 39564

$170,000

2 bd · 2.0 ba · 1,036 sqft · SingleFamily public records · 2 Days on market

Built 2010 6,534 sqft lot Est $162k · 5% over

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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 +23.9/30.0
• DSCR +7.7/10.0
• 1% rule +5.8/10.0
• Schools +5.3/10.0
• ARV discount +5.2/15.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Adorable home just minutes from downtown Ocean Springs, shopping, dining, and entertainment! This beautifully maintained home features an open floor plan perfect for entertaining, stainless steel appliances, and durable LVP flooring throughout. The spacious two-car garage includes a bonus area above that is already plumbed for a bathroom, offering endless possibilities for a guest suite, home office, game room, or studio space. Conveniently located and full of potential, this home is a must-see. Schedule your private showing today!

Key facts

• Open floor plan
• Durable lvp flooring
• 6,534 sq ft lot

Tags

• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• DURABLE LVP FLOORING
• BONUS AREA ABOVE GARAGE
• PLUMBED FOR A BATHROOM

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: Detached concrete garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Siding exterior; Shingle roof; Slab foundation; Built (year source: assessor)
• Exterior features: Private yard; Corner lot

Interior

• Kitchen: Dishwasher; Free-standing refrigerator
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Front porch
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.6% vs local median 5.2% in Gulf Park Estates — 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 70/100 on livability (#43 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, amenities F.
• Ocean Springs School District (suburban): math 64% / reading 59% proficiency, ranked #1 of 130 in MS (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $161,616
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1633 S 9th St	0.00mi	2/2.0	1,036 (0%)	0mo	$170,000	$164	100
1644 S 10th St	0.09mi	3/1.0 (+1)	1,012 (-2%)	18mo	$154,900	$153	68
1528 S 10th St	0.15mi	3/1.0 (+1)	1,130 (+9%)	10mo	$158,000	$140	61
2001 S 7th St	0.36mi	2/2.0	950 (-8%)	12mo	$159,990	$168	59
9109 Warbler Ave	0.41mi	3/2.0 (+1)	1,120 (+8%)	15mo	$175,500	$157	50
9200 Warbler Ave	0.47mi	3/2.0 (+1)	1,125 (+9%)	24mo	$175,000	$156	39
2011 S 7th St	0.38mi	1/1.5 (-1)	1,190 (+15%)	21mo	$49,000	$41	33

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-9,526
• Equity at exit: $25,348

10-year hold

• IRR: 2.1%
• Equity multiple: 1.14×
• Total profit: $6,663
• Equity at exit: $14,698

Cash invested: $47,600 (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: 714
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$891
• Tax from tax record: −$158 /mo · $1,895/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $331

Break-even live

Break-even rent $1,418

Max offer price $170,000

Occupancy floor 77%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1517 Porpoise Dr Ocean Springs, MS	3.0	2.0	1494	$2,250	$1.51	13d	1	0.16mi
1508 Beachview Dr Ocean Springs, MS	3.0	2.0	1428	$1,650	$1.16	13d	1	0.31mi
8712 W Simmons Bayou Dr Ocean Springs, MS	2.0	2.0	1100	$1,900	$1.73	44d	1	0.52mi
9200 Pointe Aux Chenes Rd Unit 1365709P Ocean Springs, MS	3.0	2.0	1420	$5,979	$4.21	13d	1	0.53mi
2421 Beachview Dr Ocean Springs, MS	2.0	2.0	875	$2,000	$2.29	21d	1	0.87mi
2421 Beachview Dr Unit F16 Ocean Springs, MS	2.0	2.0	875	$2,200	$2.51	21d	1	0.87mi
2421 Beachview Dr Ocean Springs, MS	2.0	2.0	874	$2,150	$2.46	44d	2	0.89mi
2616 N 15th St Ocean Springs, MS	2.0	1.0	720	$1,200	$1.67	44d	1	0.97mi
8700 Spring Ave Ocean Springs, MS	3.0	2.0	1087	$1,050	$0.97	44d	1	1.05mi
8700 Spring Ave Ocean Springs, MS	3.0	2.0	1087	$1,050	$0.97	21d	1	1.05mi
8001 Westwood Cir Ocean Springs, MS	3.0–5.0	2.0–3.0	1996	$2,000	$1.00	13d	1	1.11mi
1632 Emerald Lakes Dr Ocean Springs, MS	3.0–4.0	2.0	1585	$1,975	$1.25	13d	1	1.13mi

Listing history 2 events

1. 2026-05-14
   status Pending
2. 2026-05-12
   listed $170,000 Active

ⓘ 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: $1,895 · $158/mo
• Projected year-2 tax: $1,895 · $158/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 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $22,048
• − Mortgage interest: −$9,523
• − Property taxes: −$1,895
• − Insurance: −$850
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$4,945
• Taxable income: $1,308
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $3,662/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: Ocean Springs School District
• NCES district ID: 2803360
• Math proficiency: 64% ▼ -3.00%
• Reading proficiency: 59% ▲ 1.00%
• Median HH income: $60,485
• Composite: 53.35/100
• National rank: #1477
• State rank: #1 of 130 in MS

Livability — Gulf Park Estates

• Score: 70/100
• State rank: #43
• US rank: #7955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulf Park Estates, 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

2 events — show timeline

• 2026-05-14 Pending — MLSU
• 2026-05-12 Listed $170,000 MLSU

Property tax history

+3.6%/yr

Latest (2025): $1,895 · +11.9% YoY. Source: county tax records.