103 Grand Teton Dr · Ocean Springs, MS 39564

$199,900

4 bd · 2.0 ba · 1,235 sqft · SingleFamily public records · 108 Days on market

Built 1973 8,712 sqft lot Est $203k · at est.

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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 +23.2/30.0
• ARV discount +8.1/15.0
• DSCR +7.5/10.0
• 1% rule +5.5/10.0
• Schools +5.3/10.0
• Livability +4.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location, Location. Beautifully remodeled home in the heart of Ocean Springs. This 4 bedroom has a fabulous open floor plan with granite counter tops. The home has a split floor plan with plenty of room to entertain.This wonderful home also has a brand new metal roof. Call today and schedule your appointment, this home won't last long!

Key facts

• Private entrance
• Flex room
• Back patio

Tags

• OPEN CONCEPT LIVING AREA
• DEDICATED LAUNDRY NOOK
• FLEX ROOM
• PRIVATE ENTRANCE
• OVERSIZED WALK-IN CLOSET
• BACK PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.2% in Ocean Springs — 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 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: 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); 714 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 32% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $15k (7%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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 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?
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: 1.05% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $202,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Grand Teton Dr	0.00mi	4/1.2	1,235 (0%)	0mo	$199,900	$162	96
4213 Yosemite Dr	0.21mi	3/1.5 (-1)	1,247 (+1%)	8mo	$175,000	$140	75
120 Yellowstone Cir	0.19mi	3/1.5 (-1)	1,200 (-3%)	8mo	$199,800	$167	73
1317 Chalmette Ave	0.13mi	3/2.0 (-1)	1,300 (+5%)	9mo	$180,000	$138	72
4110 Groveland Rd	0.15mi	3/2.0 (-1)	1,141 (-8%)	9mo	$189,500	$166	68
414 Woodward Dr	0.38mi	3/2.0 (-1)	1,212 (-2%)	11mo	$217,000	$179	65
1308 Parktown Dr	0.05mi	3/1.5 (-1)	1,064 (-14%)	4mo	$175,000	$164	64
207 April Ln	0.44mi	3/2.0 (-1)	1,275 (+3%)	6mo	$239,000	$187	64
103 Niagara Ave	0.05mi	3/1.0 (-1)	1,075 (-13%)	10mo	$139,900	$130	58
8708 Old Ccc Camp Rd	0.49mi	3/2.0 (-1)	1,089 (-12%)	2mo	$92,000	$84	51
114 Yellowstone Cir	0.22mi	3/1.5 (-1)	1,069 (-13%)	12mo	$174,900	$164	50
8813 Stonewall St	0.72mi	3/2.0 (-1)	1,300 (+5%)	11mo	$179,990	$138	43

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-12,848
• Equity at exit: $29,806

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $4,503
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,104 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$168 /mo · $2,016/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $362

Break-even live

Break-even rent $1,645

Max offer price $199,900

Occupancy floor 78%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3910 Yosemite Dr Ocean Springs, MS	3.0	2.0	1070	$1,595	$1.49	44d	1	0.43mi
3500 Groveland Rd Ocean Springs, MS	2.0–3.0	2.0	1173	$1,750	$1.49	14d	1	1.14mi

Listing history 19 events

1. 2026-03-05
   status Pending
2. 2026-01-12
   price $199,900
3. 2025-12-01
   price $206,000
4. 2025-11-17
   listed $215,000 Active
5. 2024-06-12
   historical
6. 2024-05-15
   price $195,500
7. 2024-04-16
   price $199,900
8. 2024-03-13
   listed $205,000 Active
9. 2023-08-06
   historical
10. 2022-03-08
    soldstatus
11. 2022-03-02
    soldstatus Closed 349-char remark

    Show marketing remark (349 chars)

    Location, Location, Location. Beautifully remodeled home in the heart of Ocean Springs. This 4 bedroom has a fabulous open floor plan with granite counter tops. The home has a split floor plan with plenty of room to entertain.This wonderful home also has a brand new metal roof. Call today and schedule your appointment, this home won't last long!

12. 2022-01-14
    status Pending 349-char remark

    Show marketing remark (349 chars)

    Location, Location, Location. Beautifully remodeled home in the heart of Ocean Springs. This 4 bedroom has a fabulous open floor plan with granite counter tops. The home has a split floor plan with plenty of room to entertain.This wonderful home also has a brand new metal roof. Call today and schedule your appointment, this home won't last long!

13. 2021-11-26
    listed $169,000 Active 349-char remark

    Show marketing remark (349 chars)

    Location, Location, Location. Beautifully remodeled home in the heart of Ocean Springs. This 4 bedroom has a fabulous open floor plan with granite counter tops. The home has a split floor plan with plenty of room to entertain.This wonderful home also has a brand new metal roof. Call today and schedule your appointment, this home won't last long!

14. 2021-10-01
    historical
15. 2021-10-01
    historical
16. 2016-12-21
    listed $99,900
17. 2016-09-09
    soldstatus
18. 2016-02-18
    listed $70,000
19. 2015-07-01
    listed $88,900

ⓘ 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: $2,016 · $168/mo
• Projected year-2 tax: $2,016 · $168/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $25,245
• − Mortgage interest: −$11,198
• − Property taxes: −$2,016
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − Depreciation: −$5,815
• Taxable income: $1,178
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $4,066/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 — 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 · 82,196 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: 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

+124.9% since first listed

19 events — show timeline

• 2026-03-05 Pending — MLSU
• 2026-01-12 Price Changed $199,900 MLSU
• 2025-12-01 Price Changed $206,000 MLSU
• 2025-11-17 Listed $215,000 MLSU
• 2024-06-12 Listing Removed — MLSU
• 2024-05-15 Price Changed $195,500 MLSU
• 2024-04-16 Price Changed $199,900 MLSU
• 2024-03-13 Listed $205,000 MLSU
• 2023-08-06 Rental Removed — RENT.
• 2022-03-08 Sold (Public Records) — Public Records
• 2022-03-02 Sold (MLS) — MLSU
• 2022-01-14 Pending — MLSU
• 2021-11-26 Listed $169,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2016-12-21 Listed $99,900 MLSU
• 2016-09-09 Sold (MLS) — MLSU
• 2016-02-18 Listed $70,000 MLSU
• 2015-07-01 Listed $88,900 MLSU

Property tax history

+12.3%/yr

Latest (2025): $2,016 · +6.4% YoY. Source: county tax records.