3113 N 9th St · Gulf Park Estates, MS 39564

$259,900

4 bd · 2.0 ba · 1,840 sqft · SingleFamily public records · 2 Days on market

Built 2001 0.25 ac lot $141/sqft · 5% below area Est $275k · 5% 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 +20.8/30.0
• ARV discount +10.0/15.0
• DSCR +6.6/10.0
• Schools +5.3/10.0
• 1% rule +4.9/10.0
• 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

Just in time for Summer -Wonderful Brick home in Gulf Park Estates. Inground pool surrounded by 6 ft privacy fence& covered front and back patio areas, walking distance to award winning OSHS middle school. New Quartz countertops, new farmhouse sink , updated Baths, hard floor surfaces thru-out, new Metal roof 2018,new pool pump 2020. Fireplace and high ceilings in Large Living room, Eat in Kitchen. Breakfast Bar, lots of storage. 2 Sheds that stay in Backyard

Key facts

• Covered patio areas
• Inground pool
• 6-foot privacy fence

Tags

• INGROUND POOL
• COVERED PATIO AREAS
• FULLY FENCED BACKYARD
• 6-FOOT PRIVACY FENCE
• SPACIOUS LIVING ROOM
• COZY FIREPLACE

Property features AI

Finance

• Other: Lot fenced; approximately 0.25 acre (75 x 150)
• HOA & community: Community offers pool, boating access, nearby entertainment, and airport/runway access

Exterior

• Parking: 2-car garage; Space for up to 6 vehicles total; Driveway with concrete surface
• Utilities: Public sewer; Well water; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One story; Entry level on one level
• Construction: Brick veneer and siding exterior; Metal roof; Slab foundation; Built in public-record year
• Exterior features: Patio; Rain gutters; Back yard fencing; In-ground vinyl private pool

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Refrigerator; Stainless steel appliances
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Double vanity; Living room fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/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 $258k (0.7% below list).
• Recommended offer: $258k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: health & safety D+, amenities F, commute 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.
• Zoned schools: Ocean Springs High School (math 77% / reading 64%, grade B+, #1 of 197 statewide, top 0%, 1,899 students, 100% FRL) — zoned schools average 100% FRL vs 33% district-wide (67 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 39% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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

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

Recommended offer $258,084 (0.7% below list)

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: 0.99% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (median comp): $274,868
• List price: $259,900
• Delta: -5.45%
• 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
3300 N 9th St	0.23mi	3/2.0 (-1)	1,858 (+1%)	2mo	$315,000	$170	81
3524 N 8th St	0.42mi	4/2.0	1,835 (-0%)	2mo	$275,000	$150	78
2804 Beachview Dr	0.39mi	4/2.5	1,798 (-2%)	4mo	$235,000	$131	73
3425 Beachview Dr	0.36mi	4/2.0	1,993 (+8%)	5mo	$279,900	$140	65
3212 N 5th St	0.30mi	3/2.0 (-1)	1,641 (-11%)	0mo	$249,900	$152	63
9321 Coconut Dr	0.60mi	3/3.0 (-1)	1,836 (-0%)	1mo	$270,000	$147	62
8812 Edgewater Blvd	0.65mi	4/2.0	1,809 (-2%)	6mo	$185,000	$102	62
2621 Beachview Dr	0.53mi	3/2.0 (-1)	1,752 (-5%)	4mo	$179,500	$102	59
2808 Hickory Ln	0.39mi	3/2.5 (-1)	2,073 (+13%)	1mo	$269,000	$130	53
3717 Tangerine St	0.72mi	3/2.0 (-1)	1,752 (-5%)	2mo	$250,000	$143	52
9504 Live Oak Ave	0.71mi	3/2.0 (-1)	1,761 (-4%)	5mo	$224,900	$128	51
3301 Pineridge Dr	0.62mi	3/2.0 (-1)	2,048 (+11%)	0mo	$349,000	$170	47

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-23,867
• Equity at exit: $38,752

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-8,930
• Equity at exit: $22,471

Cash invested: $72,772 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,581 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$213 /mo · $2,555/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $355

Break-even live

Break-even rent $2,132

Max offer price $259,900

Occupancy floor 81%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	21d	1	0.16mi
106 Booth Cir Ocean Springs, MS	4.0	2.0	2100	$2,500	$1.19	13d	1	1.22mi
9200 Pointe Aux Chenes Rd Unit 1365709P Ocean Springs, MS	3.0	2.0	1420	$5,979	$4.21	13d	1	1.26mi

Listing history 7 events

1. 2026-05-09
   status Pending 1094-char remark
2. 2026-05-07
   listed $259,900 Active 1094-char remark
3. 2021-05-28
   soldstatus
4. 2021-05-21
   soldstatus 469-char remark

   Show marketing remark (469 chars)

   Just in time for Summer -Wonderful Brick home in Gulf Park Estates. Inground pool surrounded by 6 ft privacy fence& covered front and back patio areas, walking distance to award winning OSHS middle school. New Quartz countertops, new farmhouse sink , updated Baths, hard floor surfaces thru-out, new Metal roof 2018,new pool pump 2020. Fireplace and high ceilings in Large Living room, Eat in Kitchen. Breakfast Bar, lots of storage. 2 Sheds that stay in Backyard

5. 2021-03-30
   listed $190,000 469-char remark

   Show marketing remark (469 chars)

   Just in time for Summer -Wonderful Brick home in Gulf Park Estates. Inground pool surrounded by 6 ft privacy fence& covered front and back patio areas, walking distance to award winning OSHS middle school. New Quartz countertops, new farmhouse sink , updated Baths, hard floor surfaces thru-out, new Metal roof 2018,new pool pump 2020. Fireplace and high ceilings in Large Living room, Eat in Kitchen. Breakfast Bar, lots of storage. 2 Sheds that stay in Backyard

6. 2006-09-29
   soldstatus

   Show marketing remark (266 chars)

   You've got everything right here!! This wonderful home has 4 bedrooms, 2 baths, is in the Ocean Springs school district and has an oasis in the backyard. Inground pool, hot tub, deck, patio and a pond! No Katrina Damage - except a new roof. Come enjoy the good life!

7. 2006-07-31
   listed $194,900

   Show marketing remark (266 chars)

   You've got everything right here!! This wonderful home has 4 bedrooms, 2 baths, is in the Ocean Springs school district and has an oasis in the backyard. Inground pool, hot tub, deck, patio and a pond! No Katrina Damage - except a new roof. Come enjoy the good life!

ⓘ 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: $2,555 · $213/mo
• Projected year-2 tax: $2,555 · $213/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 5/10 Major
• 🌡 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: $30,970
• − Mortgage interest: −$14,558
• − Property taxes: −$2,555
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,478
• − Management: −$2,478
• − Depreciation: −$7,561
• Taxable income: $42
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $4,247/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

+33.4% since first listed

7 events — show timeline

• 2026-05-09 Pending — MLSU
• 2026-05-07 Listed $259,900 MLSU
• 2021-05-28 Sold (Public Records) — Public Records
• 2021-05-21 Sold (MLS) — MLSU
• 2021-03-30 Listed $190,000 MLSU
• 2006-09-29 Sold (MLS) — MLSU
• 2006-07-31 Listed $194,900 MLSU

Property tax history

+2.1%/yr

Latest (2025): $2,555 · +4.1% YoY. Source: county tax records.