2501 Bienville Blvd #137 · Ocean Springs, MS 39564

$215,900

2 bd · 2.0 ba · 1,095 sqft · Condo · 89 Days on market

Good condition $197/sqft · 15% below area Est $253k · 15% under $419/mo HOA · 22% of rent

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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 +14.1/15.0
• Schools +6.5/10.0
• Cash flow +6.2/30.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.8/5.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Imagine Inlet living! Enjoy stunning views of Fort Bayou & the nature preserve, your private balcony is the perfect place to relax! The open concept kitchen incl professional series appliances, stone counters & custom cabinetry. Large master bedroom w/ ensuite master bath creates a luxurious, spa-like atmosphere. Residence amenities incl the most STUNNING resort style pool w/ unparalleled views of the bayou, plenty of space to hangout & enjoy an afternoon happy hour, a private fitness center-open 24 hours a day, an onsite kayak/paddle board launch allowing you to truly be one w/nature & dog park! This incredible condo is less than 5 min from Downtown & Front Beach. With an onsite deli, meat market, yoga studio & restaurant, this community is as stress free as it is beautiful! Call today!

Key facts

• Stunning views
• $419 HOA
• Community pool

Tags

• STUNNING VIEWS
• RESORT-STYLE AMENITIES
• SECURED SHARED STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $216k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-822 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (55.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (11.1% below list).
• Recommended offer: $97k (55.1% 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 Middle School (math 66% / reading 61%, grade B+, #3 of 179 statewide, top 2%, 967 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; 15 comparable units currently listed for rent nearby; rentals lingering (median 70d 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 89 days — a 6% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,969 (55.1% 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 89 days. Have you received any prior offers? Is the seller open to a 55% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 4.10%
• Cash-on-cash: -7.85%
• DSCR: 0.65
• GRM: 9.4

CMA / ARV

• ARV (median comp): $252,956
• List price: $215,900
• Delta: -13.42%
• 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
2501 Bienville Blvd #416	0.10mi	2/2.0	1,095 (0%)	3mo	$285,000	$260	93
201 Walnut Dr	0.34mi	3/1.5 (+1)	1,130 (+3%)	2mo	$279,000	$247	70
2501 Bienville Blvd #237	0.10mi	3/2.0 (+1)	1,327 (+21%)	2mo	$309,700	$233	64
148 Lafayette Cir	0.66mi	3/1.0 (+1)	1,092 (-0%)	0mo	$223,000	$204	60
232 Woodland Cir	0.78mi	3/1.5 (+1)	1,120 (+2%)	2mo	$170,000	$152	52
315 Poplar Dr	0.39mi	3/1.0 (+1)	962 (-12%)	2mo	$220,000	$229	51
205 Barbara Cir	1.31mi	3/1.5 (+1)	1,049 (-4%)	0mo	$186,500	$178	51
2207 Government St #20	0.74mi	2/2.0	1,010 (-8%)	3mo	$350,000	$347	50
443 Bills Ave	0.83mi	2/1.0	1,163 (+6%)	2mo	$369,000	$317	49
113 Colmer Cir	1.26mi	3/1.5 (+1)	1,167 (+7%)	2mo	$245,000	$210	45
309 Teringo Cir	0.78mi	3/1.0 (+1)	1,020 (-7%)	2mo	$219,900	$216	43
3230 Cumberland Rd #7	0.74mi	2/1.5	941 (-14%)	2mo	$117,000	$124	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: -51.5%
• Equity multiple: -0.49×
• Total profit: $-89,993
• Equity at exit: $32,191

10-year hold

• IRR: —
• Equity multiple: -1.58×
• Total profit: $-156,268
• Equity at exit: $18,667

Cash invested: $60,452 (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 · 1 under contract
• Median asking: $219,500 ($218/sqft)
• Median days on market: 109 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +6.2% 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: $1,919 high
• Mortgage (P&I): −$1,132
• Tax est. 1.5%: −$270 /mo · $3,238/yr
• Insurance: −$90
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$419
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-822

Break-even live

Break-even rent $2,959

Max offer price $96,969

Occupancy floor —

Sensitivity live

Price	-10% $-673	-5% $-747	+0% $-822	+5% $-897	+10% $-971
Rent	-10% $-973	-5% $-898	+0% $-822	+5% $-746	+10% $-670
Rate	-1.0pp $-713	-0.5pp $-767	base $-822	+0.5pp $-878	+1.0pp $-935

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: $53,975
• Closing costs: $6,477
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2501 Bienville Blvd Unit 432 Ocean Springs, MS	2.0	2.0	1095	$2,300	$2.10	93d	1	0.03mi
2501 Bienville Blvd Ocean Springs, MS	1.0	1.0	855	$1,900	$2.22	62d	1	0.14mi
2501 Bienville Blvd Ocean Springs, MS	2.0	2.0	1156	$2,000	$1.73	93d	1	0.14mi
623 Camellia Pointe Blvd Ocean Springs, MS	2.0	2.0	1333	$2,200	$1.65	93d	1	0.39mi
212 Maple Dr Ocean Springs, MS	3.0	1.5	1092	$1,475	$1.35	62d	1	0.43mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	62d	1	0.58mi
246 Woodland Cir Ocean Springs, MS	3.0	1.0	984	$1,475	$1.50	93d	1	0.75mi
111 Armand Oaks Ocean Springs, MS	3.0	2.5	1500	$1,800	$1.20	93d	1	0.83mi
107 Elliott Pl Ocean Springs, MS	3.0	1.0	1148	$1,695	$1.48	70d	1	0.91mi
422 Whispering Pine Dr Ocean Springs, MS	3.0	2.0	1075	$1,795	$1.67	62d	1	0.95mi
230 Saratoga Dr Ocean Springs, MS	3.0	2.0	1380	$1,850	$1.34	62d	1	0.99mi
230 Saratoga Dr Ocean Springs, MS	3.0	2.0	1450	$1,800	$1.24	93d	1	0.99mi
237 Saratoga Dr Ocean Springs, MS	3.0	2.0	1295	$2,150	$1.66	62d	1	1.04mi
1509 Bowen Ave Ocean Springs, MS	2.0	1.0	1200	$1,600	$1.33	70d	1	1.35mi
2 Fleetwood Pl Ocean Springs, MS	2.0	1.0	912	$2,000	$2.19	93d	1	1.37mi

Property features AI

Finance

• Other: Association: Yes
• Financial info: Financial details: other tax and parcel specifics available but excluded
• HOA & community: Monthly association fee of $419Association covers insurance, grounds maintenance, and pool serviceCommunity amenities include boating, clubhouse, golf, health club, pool, spa, and nearby entertainment

Exterior

• Parking: Guest parking
• Security: Security: information not provided
• Utilities: Public waterPublic sewerElectricity connected
• Home design: Condominium (midrise, 3–6 floors)One levelMove-in ready
• Construction: Brick veneer, concrete, and stucco exteriorArchitectural shingle roofSlab foundationBuilt area reported as 1,095 (source: public records)Pets allowed
• Exterior features: PatioBalconyDockFire pitPrivate in-ground outdoor poolWaterfront with bayou view

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRefrigerator
• Bedrooms: Bedrooms: information not provided
• Flooring: Ceramic tileVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Ceiling fansHigh ceilingsStone countertopsWalk-in closet(s)
• Laundry & utility: Washer/Dryer: information not provided

HOA detail $419/mo · $5,028/yr condo

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

Listing history 50 events

1. 2026-08-08
   days on market $215,900 Active 89 DOM
2. 2026-08-07
   days on market $215,900 Active 88 DOM
3. 2026-08-06
   days on market $215,900 Active 87 DOM
4. 2026-08-05
   days on market $215,900 Active 86 DOM
5. 2026-08-04
   days on market $215,900 Active 85 DOM
6. 2026-08-03
   pricedays on market $215,900 Active 84 DOM
7. 2026-07-31
   days on market $219,000 Active 81 DOM
8. 2026-07-29
   days on market $219,000 Active 79 DOM
9. 2026-07-27
   days on market $219,000 Active 77 DOM
10. 2026-07-25
    days on market $219,000 Active 75 DOM
11. 2026-07-23
    days on market $219,000 Active 73 DOM
12. 2026-07-22
    days on market $219,000 Active 72 DOM
13. 2026-07-21
    statusdays on market $219,000 Active 71 DOM
14. 2026-07-18
    status $219,000 Pending 70 DOM
15. 2026-07-16
    days on market $219,000 Active 70 DOM
16. 2026-07-16
    days on market $219,000 Active 69 DOM
17. 2026-07-14
    days on market $219,000 Active 68 DOM
18. 2026-07-13
    days on market $219,000 Active 67 DOM
19. 2026-07-12
    days on market $219,000 Active 66 DOM
20. 2026-07-11
    days on market $219,000 Active 65 DOM
21. 2026-07-10
    days on market $219,000 Active 64 DOM
22. 2026-07-09
    days on market $219,000 Active 63 DOM
23. 2026-07-08
    days on market $219,000 Active 62 DOM
24. 2026-07-07
    days on market $219,000 Active 61 DOM
25. 2026-07-06
    days on market $219,000 Active 60 DOM
26. 2026-07-05
    days on market $219,000 Active 59 DOM
27. 2026-07-04
    days on market $219,000 Active 58 DOM
28. 2026-07-03
    days on market $219,000 Active 57 DOM
29. 2026-07-02
    days on market $219,000 Active 56 DOM
30. 2026-07-01
    days on market $219,000 Active 55 DOM
31. 2026-06-30
    days on market $219,000 Active 54 DOM
32. 2026-06-30
    status $219,000 Active 53 DOM
33. 2026-06-16
    status $219,000 Pending 53 DOM
34. 2026-06-15
    pricedays on market $219,000 Active 53 DOM
35. 2026-06-14
    days on market $225,000 Active 51 DOM
36. 2026-06-13
    days on market $225,000 Active 50 DOM
37. 2026-06-10
    days on market $225,000 Active 48 DOM
38. 2026-06-09
    days on market $225,000 Active 47 DOM
39. 2026-06-08
    days on market $225,000 Active 46 DOM
40. 2026-06-07
    days on market $225,000 Active 45 DOM
41. 2026-06-02
    days on market $225,000 Active 40 DOM
42. 2026-06-01
    days on market $225,000 Active 39 DOM
43. 2026-05-31
    days on market $225,000 Active 38 DOM
44. 2026-05-30
    days on market $225,000 Active 37 DOM
45. 2026-04-30
    price $225,000 675-char remark
46. 2026-04-23
    listed $229,900 Active 675-char remark
47. 2026-04-23
    historical
48. 2026-04-12
    price $229,900
49. 2026-03-19
    price $233,900
50. 2025-12-25
    listed $239,000 Active

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 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: $23,023
• − Mortgage interest: −$12,094
• − Property taxes: −$3,238
• − Insurance: −$6,198
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − HOA: −$5,028
• − Depreciation: −$6,281
• Taxable loss: −$13,500
• Est. tax savings @ 24.0%: +$3,240
• After-tax cash flow: $-6,623/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 · 6 photos

Good 80/100 None rehab

This well-maintained and updated condo is ready for immediate occupancy and offers a high-end lifestyle with resort-style amenities.

Value-add opportunities

• Both Landscaping and pool maintenance — Maintaining the resort-style amenities will enhance both the resale and rental value. ↑
• Both Regular cleaning and maintenance of the kitchen and bathrooms — Keeping the kitchen and bathrooms clean and well-maintained will attract more buyers and renters. ↑
• Both Upgrading the flooring to a more durable material — Upgrading the flooring to a more durable material will increase the home's value and reduce maintenance costs. ↑

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

Property features AI

Finance

• Other: Association: Yes
• Financial info: Financial details: other tax and parcel specifics available but excluded
• HOA & community: Monthly association fee of $419Association covers insurance, grounds maintenance, and pool serviceCommunity amenities include boating, clubhouse, golf, health club, pool, spa, and nearby entertainment

Exterior

• Parking: Guest parking
• Security: Security: information not provided
• Utilities: Public waterPublic sewerElectricity connected
• Home design: Condominium (midrise, 3–6 floors)One levelMove-in ready
• Construction: Brick veneer, concrete, and stucco exteriorArchitectural shingle roofSlab foundationBuilt area reported as 1,095 (source: public records)Pets allowed
• Exterior features: PatioBalconyDockFire pitPrivate in-ground outdoor poolWaterfront with bayou view

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRefrigerator
• Bedrooms: Bedrooms: information not provided
• Flooring: Ceramic tileVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Ceiling fansHigh ceilingsStone countertopsWalk-in closet(s)
• Laundry & utility: Washer/Dryer: information not provided

Price history

+6.8% since first listed

12 events — show timeline

• 2026-06-16 Pending — MLSU
• 2026-06-15 Price Changed $219,000 MLSU
• 2026-04-30 Price Changed $225,000 MLSU
• 2026-04-23 Listing Removed — MLSU
• 2026-04-23 Listed $229,900 MLSU
• 2026-04-12 Price Changed $229,900 MLSU
• 2026-03-19 Price Changed $233,900 MLSU
• 2025-12-25 Listed $239,000 MLSU
• 2025-09-24 Rental Removed $1,600 APPFOLIO
• 2025-09-10 Listed for Rent $1,600 APPFOLIO
• 2021-06-21 Sold (MLS) — MLSU
• 2021-04-10 Listed $205,000 MLSU