3113 Beachview Dr · Gulf Park Estates, MS 39564

$199,500

3 bd · 2.0 ba · 1,293 sqft · SingleFamily public records · 250 Days on market

Built 1970 0.26 ac lot $154/sqft · 8% below area Est $233k · 14% under

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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 +18.6/30.0
• ARV discount +14.0/15.0
• DSCR +5.9/10.0
• Schools +5.3/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming single-story home features 3 bedrooms and 2 bathrooms, offering both comfort and functionality. The exterior has a welcoming, classic look with light brick and white siding, accented by dark shutters and a metal roof that adds durability and a modern touch. A covered front entryway leads to the main entrance, while the attached garage provides convenient parking and storage. The well-maintained landscaping and mature tree in the front yard add warmth and curb appeal. Off the back of the home, you'll find a sun porch perfect for relaxing or entertaining, along with a fire pit area outside ideal for cozy evenings outdoors. Overall, this home blends charm and practicality—perfect for family living or anyone looking for comfortable, easy living with inviting outdoor spaces.

Key facts

• Sun porch
• Mature tree
• Fire pit area

Tags

• COVERED FRONT ENTRYWAY
• SUN PORCH
• FIRE PIT AREA
• WELL MAINTAINED LANDSCAPING
• MATURE TREE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $195 ($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 $185k (7.2% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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); 718 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (median comp): $233,093
• List price: $199,500
• Delta: -14.41%
• 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
3113 N 5th St	0.13mi	3/2.0	1,326 (+3%)	9mo	$230,000	$173	82
9016 Old Walnut Rd	0.15mi	3/2.0	1,402 (+8%)	15mo	$215,000	$153	66
8617 Pinoak Ln	0.42mi	3/2.0	1,239 (-4%)	10mo	$213,000	$172	65
9220 Live Oak Ave	0.25mi	3/2.0	1,462 (+13%)	5mo	$239,900	$164	62
3412 N 4th St	0.31mi	3/2.0	1,259 (-3%)	23mo	$214,900	$171	62
9012 Marguerite Dr	0.44mi	3/2.0	1,352 (+5%)	12mo	$200,000	$148	62
2613 N 11th St	0.62mi	3/2.0	1,267 (-2%)	14mo	$179,990	$142	56
3505 N 10th St	0.43mi	3/2.0	1,431 (+11%)	12mo	$189,900	$133	52
2613 N 12th St	0.64mi	3/2.0	1,369 (+6%)	16mo	$199,999	$146	47
2617 N 16th St	0.73mi	3/2.0	1,200 (-7%)	13mo	$95,000	$79	43
2607 N 12th St	0.65mi	3/1.0	1,369 (+6%)	16mo	$199,999	$146	43
2701 N 12th St	0.58mi	2/2.0 (-1)	1,100 (-15%)	6mo	$179,900	$164	38

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: -11.6%
• Equity multiple: 0.59×
• Total profit: $-23,046
• Equity at exit: $29,746

10-year hold

• IRR: -4.9%
• Equity multiple: 0.70×
• Total profit: $-16,521
• Equity at exit: $17,249

Cash invested: $55,860 (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 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 718
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,851 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$138 /mo · $1,658/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $195

Break-even live

Break-even rent $1,604

Max offer price $199,500

Occupancy floor 84%

Sensitivity live

Price	-10% $308	-5% $251	+0% $195	+5% $139	+10% $82
Rent	-10% $49	-5% $122	+0% $195	+5% $268	+10% $341
Rate	-1.0pp $295	-0.5pp $246	base $195	+0.5pp $143	+1.0pp $91

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3305 N 8th St Ocean Springs, MS	4.0	2.0	1802	$2,250	$1.25	22d	1	0.21mi
8700 Spring Ave Ocean Springs, MS	3.0	2.0	1087	$1,050	$0.97	45d	1	0.53mi
8700 Spring Ave Ocean Springs, MS	3.0	2.0	1087	$1,050	$0.97	22d	1	0.53mi
2421 Beachview Dr Ocean Springs, MS	2.0	2.0	874	$2,150	$2.46	45d	2	0.62mi
2421 Beachview Dr Ocean Springs, MS	2.0	2.0	875	$2,000	$2.29	22d	1	0.64mi
2421 Beachview Dr Unit F16 Ocean Springs, MS	2.0	2.0	875	$2,200	$2.51	22d	1	0.64mi
8701 Old Spanish Trl Unit 107 Ocean Springs, MS	2.0	2.0	900	$1,200	$1.33	22d	1	0.65mi
8701 Old Spanish Trl Ocean Springs, MS	2.0	2.0	900	$1,200	$1.33	14d	3	0.65mi
8712 W Simmons Bayou Dr Ocean Springs, MS	2.0	2.0	1100	$1,900	$1.73	45d	1	0.98mi
9200 Pointe Aux Chenes Rd Unit 1365709P Ocean Springs, MS	3.0	2.0	1420	$5,979	$4.21	14d	1	1.22mi

Listing history 33 events

1. 2026-06-21
   days on market $199,500 Active 250 DOM
2. 2026-06-18
   days on market $199,500 Active 247 DOM
3. 2026-06-17
   days on market $199,500 Active 246 DOM
4. 2026-06-16
   days on market $199,500 Active 245 DOM
5. 2026-06-15
   days on market $199,500 Active 244 DOM
6. 2026-06-14
   days on market $199,500 Active 242 DOM
7. 2026-06-13
   pricedays on market $199,500 Active 241 DOM
8. 2026-06-10
   days on market $205,900 Active 239 DOM
9. 2026-06-09
   days on market $205,900 Active 238 DOM
10. 2026-06-08
    days on market $205,900 Active 237 DOM
11. 2026-06-07
    days on market $205,900 Active 236 DOM
12. 2026-06-02
    days on market $205,900 Active 231 DOM
13. 2026-06-01
    days on market $205,900 Active 230 DOM
14. 2026-05-31
    days on market $205,900 Active 229 DOM
15. 2026-05-30
    days on market $205,900 Active 228 DOM
16. 2026-05-16
    price $205,900 803-char remark

    Show marketing remark (803 chars)

    This charming single-story home features 3 bedrooms and 2 bathrooms, offering both comfort and functionality. The exterior has a welcoming, classic look with light brick and white siding, accented by dark shutters and a metal roof that adds durability and a modern touch. A covered front entryway leads to the main entrance, while the attached garage provides convenient parking and storage. The well-maintained landscaping and mature tree in the front yard add warmth and curb appeal. Off the back of the home, you'll find a sun porch perfect for relaxing or entertaining, along with a fire pit area outside ideal for cozy evenings outdoors. Overall, this home blends charm and practicality—perfect for family living or anyone looking for comfortable, easy living with inviting outdoor spaces.

17. 2026-05-07
    price $225,000 803-char remark

    Show marketing remark (803 chars)

    This charming single-story home features 3 bedrooms and 2 bathrooms, offering both comfort and functionality. The exterior has a welcoming, classic look with light brick and white siding, accented by dark shutters and a metal roof that adds durability and a modern touch. A covered front entryway leads to the main entrance, while the attached garage provides convenient parking and storage. The well-maintained landscaping and mature tree in the front yard add warmth and curb appeal. Off the back of the home, you'll find a sun porch perfect for relaxing or entertaining, along with a fire pit area outside ideal for cozy evenings outdoors. Overall, this home blends charm and practicality—perfect for family living or anyone looking for comfortable, easy living with inviting outdoor spaces.

18. 2025-10-14
    listed $230,000 Active 803-char remark

    Show marketing remark (803 chars)

    This charming single-story home features 3 bedrooms and 2 bathrooms, offering both comfort and functionality. The exterior has a welcoming, classic look with light brick and white siding, accented by dark shutters and a metal roof that adds durability and a modern touch. A covered front entryway leads to the main entrance, while the attached garage provides convenient parking and storage. The well-maintained landscaping and mature tree in the front yard add warmth and curb appeal. Off the back of the home, you'll find a sun porch perfect for relaxing or entertaining, along with a fire pit area outside ideal for cozy evenings outdoors. Overall, this home blends charm and practicality—perfect for family living or anyone looking for comfortable, easy living with inviting outdoor spaces.

19. 2024-01-19
    soldstatus
20. 2024-01-19
    soldstatus
21. 2024-01-18
    soldstatus Closed 348-char remark

    Show marketing remark (348 chars)

    Charming 3-bed, 2-bath home in Gulf Park Estates, with 1387 sq ft of comfortable living space. This residence features a tremendous kitchen layout, cozy bedrooms, and a garage. Enjoy the serene surroundings in the large backyard, perfect for outdoor activities. A perfect blend of comfort and convenience awaits in this lovely Ocean Springs home.

22. 2023-12-15
    status Pending 348-char remark

    Show marketing remark (348 chars)

    Charming 3-bed, 2-bath home in Gulf Park Estates, with 1387 sq ft of comfortable living space. This residence features a tremendous kitchen layout, cozy bedrooms, and a garage. Enjoy the serene surroundings in the large backyard, perfect for outdoor activities. A perfect blend of comfort and convenience awaits in this lovely Ocean Springs home.

23. 2023-11-30
    listed $195,000 Active 348-char remark

    Show marketing remark (348 chars)

    Charming 3-bed, 2-bath home in Gulf Park Estates, with 1387 sq ft of comfortable living space. This residence features a tremendous kitchen layout, cozy bedrooms, and a garage. Enjoy the serene surroundings in the large backyard, perfect for outdoor activities. A perfect blend of comfort and convenience awaits in this lovely Ocean Springs home.

24. 2022-04-04
    soldstatus
25. 2022-04-01
    soldstatus Closed
26. 2022-01-24
    status Pending
27. 2022-01-21
    listed $165,000 Active
28. 2021-10-01
    historical
29. 2017-01-19
    soldstatus
30. 2016-11-10
    listed $99,900
31. 2016-01-27
    listed $95,000
32. 2007-03-30
    soldstatus
33. 2007-02-24
    listed $132,900

ⓘ 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: $1,658 · $138/mo
• Projected year-2 tax: $1,658 · $138/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) · 13% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $22,215
• − Mortgage interest: −$11,175
• − Property taxes: −$1,658
• − Insurance: −$998
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$5,804
• Taxable loss: −$974
• Est. tax savings @ 24.0%: +$234
• After-tax cash flow: $2,573/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

+54.9% since first listed

18 events — show timeline

• 2026-05-16 Price Changed $205,900 MLSU
• 2026-05-07 Price Changed $225,000 MLSU
• 2025-10-14 Listed $230,000 MLSU
• 2024-01-19 Sold (Public Records) — Public Records
• 2024-01-19 Sold (Public Records) — Public Records
• 2024-01-18 Sold (MLS) — MLSU
• 2023-12-15 Pending — MLSU
• 2023-11-30 Listed $195,000 MLSU
• 2022-04-04 Sold (Public Records) — Public Records
• 2022-04-01 Sold (MLS) — MLSU
• 2022-01-24 Pending — MLSU
• 2022-01-21 Listed $165,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2017-01-19 Sold (MLS) — MLSU
• 2016-11-10 Listed $99,900 MLSU
• 2016-01-27 Listed $95,000 MLSU
• 2007-03-30 Sold (MLS) — MLSU
• 2007-02-24 Listed $132,900 MLSU

Property tax history

+1.9%/yr

Latest (2025): $1,658 · +8.1% YoY. Source: county tax records.