310 Holcomb Blvd #305 · Ocean Springs, MS 39564

$185,000

1 bd · 1.0 ba · 750 sqft · Condo · 180 Days on market

Built 2008 Good condition $247/sqft · 16% below area Est $219k · 16% under $425/mo HOA · 26% of rent ↓ 5% since listing

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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).

• ARV discount +14.5/15.0
• Schools +6.5/10.0
• Cash flow +5.3/30.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.8/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This condos excellent location is only the first of many amenities! Downtown AND close to the beach you'll find everything about The Dominion effortless. Enjoy unique dining and shopping in Ocean Springs entertainment district plus your own pool all at an affordable price. Inside you'll find fresh paint throughout and soaring ceilings. Truly the perfect place to be in the middle of it all. THE DOMINION is located within zoning RM-2, which is short term rental permissible.

Key facts

• Fresh paint
• Soaring ceilings
• Own pool

Tags

• EXCELLENT LOCATION
• OWN POOL
• FRESH PAINT
• SOARING CEILINGS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-408 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (31.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (11.4% below list).
• Recommended offer: $126k (31.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 86/100 on livability (#2 in MS, #420 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: 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: Oak Park Elementary School (math 67% / reading 57%, grade B, #18 of 375 statewide, top 5%, 498 students, 99% FRL); Ocean Springs Upper Elementary Scho (math 59% / reading 56%, grade B, #12 of 179 statewide, top 6%, 1,332 students, 100% FRL); 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); 892 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 180 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• 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 $125,947 (31.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 3.65%
• Cash-on-cash: -9.45%
• DSCR: 0.58
• GRM: 9.4

CMA / ARV

• ARV (median comp): $219,030
• List price: $185,000
• Delta: -15.54%
• 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
922 Porter Ave #211	1.21mi	1/1.5	778 (+4%)	7mo	$269,500	$346	51
2501 Bienville Blvd #135	0.71mi	1/1.0	855 (+14%)	4mo	$185,000	$216	40
922 Porter Ave #215	1.21mi	1/1.5	841 (+12%)	4mo	$275,000	$327	40
922 Porter Ave #212	1.21mi	1/1.5	837 (+12%)	5mo	$279,000	$333	39
922 Porter Ave #221	1.21mi	1/1.5	832 (+11%)	7mo	$268,500	$323	39
2501 Bienville Blvd #413	0.81mi	1/1.0	855 (+14%)	4mo	$220,000	$257	39
2207 Government St #6	0.40mi	2/2.0 (+1)	862 (+15%)	12mo	$334,900	$389	37
3230 Cumberland Rd #70	1.48mi	1/1.5	896 (+20%)	4mo	$120,000	$134	34
2003 Government St Unit 1d	0.57mi	2/1.0 (+1)	624 (-17%)	11mo	$290,000	$465	34
1515 Government St Unit B203	0.86mi	2/2.0 (+1)	813 (+8%)	14mo	$480,000	$590	30
1515 Government St Unit A304	0.86mi	2/1.0 (+1)	632 (-16%)	10mo	$435,000	$688	27
1515 Government St Unit A303	0.86mi	2/1.0 (+1)	632 (-16%)	12mo	$350,000	$554	25

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: -35.7%
• Equity multiple: -0.13×
• Total profit: $-58,426
• Equity at exit: $27,584

10-year hold

• IRR: -65.8%
• Equity multiple: -0.82×
• Total profit: $-94,060
• Equity at exit: $15,995

Cash invested: $51,800 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $299,000 ($429/sqft)
• Median days on market: 127 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -32.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 892
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$425
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-408

Break-even live

Break-even rent $2,156

Max offer price $125,947

Occupancy floor —

Sensitivity live

Price	-10% $-280	-5% $-344	+0% $-408	+5% $-472	+10% $-536
Rent	-10% $-538	-5% $-473	+0% $-408	+5% $-343	+10% $-279
Rate	-1.0pp $-315	-0.5pp $-361	base $-408	+0.5pp $-456	+1.0pp $-505

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: $46,250
• Closing costs: $5,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	62d	1	0.30mi
2151 Government St Ocean Springs, MS	2.0	1.0	547	$1,525	$2.79	93d	1	0.50mi
2 Fleetwood Pl Ocean Springs, MS	2.0	1.0	912	$2,000	$2.19	93d	1	0.57mi
2501 Bienville Blvd Ocean Springs, MS	1.0	1.0	855	$1,900	$2.22	62d	1	0.74mi
2501 Bienville Blvd Unit 432 Ocean Springs, MS	2.0	2.0	1095	$2,300	$2.10	93d	1	0.84mi

HOA detail $425/mo · $5,100/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-07-29
   days on market $185,000 Active 180 DOM
2. 2026-07-27
   days on market $185,000 Active 178 DOM
3. 2026-07-25
   days on market $185,000 Active 176 DOM
4. 2026-07-23
   days on market $185,000 Active 174 DOM
5. 2026-07-22
   days on market $185,000 Active 173 DOM
6. 2026-07-21
   days on market $185,000 Active 172 DOM
7. 2026-07-18
   days on market $185,000 Active 169 DOM
8. 2026-07-16
   days on market $185,000 Active 167 DOM
9. 2026-07-16
   days on market $185,000 Active 166 DOM
10. 2026-07-14
    days on market $185,000 Active 165 DOM
11. 2026-07-13
    days on market $185,000 Active 164 DOM
12. 2026-07-12
    days on market $185,000 Active 163 DOM
13. 2026-07-11
    days on market $185,000 Active 162 DOM
14. 2026-07-10
    days on market $185,000 Active 161 DOM
15. 2026-07-09
    days on market $185,000 Active 160 DOM
16. 2026-07-08
    days on market $185,000 Active 159 DOM
17. 2026-07-07
    days on market $185,000 Active 158 DOM
18. 2026-07-06
    days on market $185,000 Active 157 DOM
19. 2026-07-05
    days on market $185,000 Active 156 DOM
20. 2026-07-04
    days on market $185,000 Active 155 DOM
21. 2026-07-03
    days on market $185,000 Active 154 DOM
22. 2026-07-02
    days on market $185,000 Active 153 DOM
23. 2026-07-01
    days on market $185,000 Active 152 DOM
24. 2026-06-30
    days on market $185,000 Active 151 DOM
25. 2026-06-29
    days on market $185,000 Active 150 DOM
26. 2026-06-28
    days on market $185,000 Active 149 DOM
27. 2026-06-28
    days on market $185,000 Active 148 DOM
28. 2026-06-27
    days on market $185,000 Active 147 DOM
29. 2026-06-25
    days on market $185,000 Active 145 DOM
30. 2026-06-23
    days on market $185,000 Active 143 DOM
31. 2026-06-21
    days on market $185,000 Active 142 DOM
32. 2026-06-18
    days on market $185,000 Active 139 DOM
33. 2026-06-17
    days on market $185,000 Active 138 DOM
34. 2026-06-16
    days on market $185,000 Active 137 DOM
35. 2026-06-15
    days on market $185,000 Active 136 DOM
36. 2026-06-14
    days on market $185,000 Active 134 DOM
37. 2026-06-13
    days on market $185,000 Active 133 DOM
38. 2026-06-10
    days on market $185,000 Active 131 DOM
39. 2026-06-09
    days on market $185,000 Active 130 DOM
40. 2026-06-08
    days on market $185,000 Active 129 DOM
41. 2026-06-07
    days on market $185,000 Active 128 DOM
42. 2026-06-02
    days on market $185,000 Active 123 DOM
43. 2026-06-01
    days on market $185,000 Active 122 DOM
44. 2026-05-31
    days on market $185,000 Active 121 DOM
45. 2026-05-30
    days on market $185,000 Active 120 DOM
46. 2026-04-21
    price $185,000 478-char remark

    Show marketing remark (478 chars)

    This condos excellent location is only the first of many amenities! Downtown AND close to the beach you'll find everything about The Dominion effortless. Enjoy unique dining and shopping in Ocean Springs entertainment district plus your own pool all at an affordable price. Inside you'll find fresh paint throughout and soaring ceilings. Truly the perfect place to be in the middle of it all. THE DOMINION is located within zoning RM-2, which is short term rental permissible.

47. 2026-01-30
    listed $195,000 Active 478-char remark

    Show marketing remark (478 chars)

    This condos excellent location is only the first of many amenities! Downtown AND close to the beach you'll find everything about The Dominion effortless. Enjoy unique dining and shopping in Ocean Springs entertainment district plus your own pool all at an affordable price. Inside you'll find fresh paint throughout and soaring ceilings. Truly the perfect place to be in the middle of it all. THE DOMINION is located within zoning RM-2, which is short term rental permissible.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $19,677
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − HOA: −$5,100
• − Depreciation: −$5,382
• Taxable loss: −$8,016
• Est. tax savings @ 24.0%: +$1,924
• After-tax cash flow: $-2,973/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $3,750–$11,250 screening

This condo is in good condition with a good location and amenities. It has a good exterior and interior, and is ready for minor cosmetic improvements to increase its value.

Value-add opportunities

• Both Paint the exterior — Painting the exterior can enhance curb appeal and increase both resale and rental value. ↑
• Both Replace the carpet — Replacing the carpet can improve the living space and increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 65/100

Zoned Schools

Elementary Oak Park Elementary School B MS #18/375 Nat'l #6,217/41,679 Middle Ocean Springs Middle School B+ MS #3/179 Nat'l #1,406/14,009 High Ocean Springs High School B+ MS #1/197 Nat'l #2,083/17,239

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

A Composite livability gradescore 86/100

Livability — Ocean Springs

• Score: 86/100
• State rank: #2
• US rank: #420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocean Springs, MS
• County: Jackson County · 146,926 people
• City population: 43,240
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 43,240
• Household income: $78,596
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 12% of renters

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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%

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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%

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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

-5.1% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $185,000 MLSU
• 2026-01-30 Listed $195,000 MLSU