1101 Century Oaks Dr Unit B · Gulfport, MS 39507

$190,000

3 bd · 2.0 ba · 1,156 sqft · Townhouse public records · 131 Days on market

Built 2007 $164/sqft · 13% below area Est $252k · 24% under $165/mo HOA · 9% of rent

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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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready 3 Bedroom 3 Bathroom Townhome in Gated Century Oaks Community. Walking distance to the beach which makes it a perfect opportunity for any owner occupant or investor. Features include newly updated vinyl plank flooring, new stainless steel appliances, new interior/exterior HVAC with 10 year transferable warranty, granite countertops. Second floor balcony has been completely rebuilt, to be painted before closing. Low monthly HOA fees of $165 which includes: pool, ground upkeep, trash, pest control, mgmt. AIRBNB friendly community. NO FLOOD ZONE. Call to view today!

Key facts

• Gated community
• Low monthly hoa fees
• Granite countertops

Tags

• GATED COMMUNITY
• WALKING DISTANCE TO THE BEACH
• NEW STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• REBUILT SECOND FLOOR BALCONY
• LOW MONTHLY HOA FEES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $134 ($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 $189k (0.5% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.9% in Gulfport — 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 73/100 on livability (#15 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Gulfport School District (urban): math 41% / reading 42% proficiency, ranked #37 of 130 in MS (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 301 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($55k/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.
• Harrison County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $190k implies a 179% gain — meaningful room to come down on a strong offer.

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 $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.00% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 8.4

CMA / ARV

• ARV (median comp): $251,620
• List price: $190,000
• Delta: -24.49%
• 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
1181 Century Oaks Dr Unit B	0.06mi	3/3.0	1,156 (0%)	3mo	$220,000	$190	91
1121 Century Oaks Dr Unit C	0.03mi	3/3.0	1,314 (+14%)	1mo	$189,000	$144	71
1200 Beach Dr #503	0.17mi	2/2.0 (-1)	1,277 (+10%)	2mo	$299,000	$234	68
1200 Beach Dr #401	0.17mi	2/2.0 (-1)	1,248 (+8%)	8mo	$300,000	$240	68
1200 Beach Dr #801	0.17mi	2/2.0 (-1)	1,248 (+8%)	8mo	$349,500	$280	68
1200 Beach Dr #202	0.17mi	2/2.0 (-1)	1,277 (+10%)	8mo	$259,000	$203	63
1200 Beach Dr #1101	0.17mi	2/2.0 (-1)	1,248 (+8%)	20mo	$349,500	$280	58
1200 Beach Dr #501	0.17mi	2/2.0 (-1)	1,248 (+8%)	20mo	$324,500	$260	57
1225 Century Oaks Dr Unit C	0.08mi	3/3.0	1,327 (+15%)	15mo	$229,900	$173	55
1200 Beach Dr #1103	0.17mi	2/2.0 (-1)	1,277 (+10%)	23mo	$355,000	$278	51
137 Markham Dr Unit C	0.33mi	3/2.0	1,287 (+11%)	19mo	$231,900	$180	50
14 Independence Dr #14	0.55mi	2/1.5 (-1)	1,311 (+13%)	1mo	$165,000	$126	44

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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-19,765
• Equity at exit: $28,330

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $4,237
• Equity at exit: $16,428

Cash invested: $53,200 (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 39507

• Home prices YoY: -27.1%
• Rents YoY: 4.3%
• Active inventory: 301
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$996
• Tax from tax record: −$119 /mo · $1,432/yr
• Insurance: −$79
• HOA: −$165
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $134

Break-even live

Break-even rent $1,721

Max offer price $190,000

Occupancy floor 88%

Sensitivity live

Price	-10% $242	-5% $188	+0% $134	+5% $80	+10% $27
Rent	-10% $-15	-5% $59	+0% $134	+5% $209	+10% $283
Rate	-1.0pp $230	-0.5pp $182	base $134	+0.5pp $85	+1.0pp $35

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	45d	1	0.04mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	45d	1	0.06mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	45d	1	0.07mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	45d	1	0.12mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	22d	1	0.12mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	22d	1	0.12mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	45d	1	0.13mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	45d	1	0.15mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	22d	1	0.23mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	15d	1	0.58mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	22d	1	1.03mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	22d	1	1.22mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	22d	1	1.32mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	22d	1	1.33mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	22d	1	1.45mi
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	45d	1	1.46mi

HOA detail

• Monthly dues: $165 · $1,980/yr
• Likely covers: trashpoolsecurity

Listing history 33 events

1. 2026-06-18
   days on market $190,000 Active 131 DOM
2. 2026-06-17
   days on market $190,000 Active 130 DOM
3. 2026-06-16
   days on market $190,000 Active 129 DOM
4. 2026-06-15
   days on market $190,000 Active 128 DOM
5. 2026-06-14
   days on market $190,000 Active 126 DOM
6. 2026-06-13
   days on market $190,000 Active 125 DOM
7. 2026-06-10
   days on market $190,000 Active 123 DOM
8. 2026-06-09
   days on market $190,000 Active 122 DOM
9. 2026-06-08
   days on market $190,000 Active 121 DOM
10. 2026-06-07
    days on market $190,000 Active 120 DOM
11. 2026-06-05
    days on market $190,000 Active 117 DOM
12. 2026-06-02
    days on market $190,000 Active 115 DOM
13. 2026-06-01
    days on market $190,000 Active 114 DOM
14. 2026-05-31
    days on market $190,000 Active 113 DOM
15. 2026-05-30
    days on market $190,000 Active 112 DOM
16. 2026-05-06
    price $190,000 585-char remark

    Show marketing remark (585 chars)

    Move in Ready 3 Bedroom 3 Bathroom Townhome in Gated Century Oaks Community. Walking distance to the beach which makes it a perfect opportunity for any owner occupant or investor. Features include newly updated vinyl plank flooring, new stainless steel appliances, new interior/exterior HVAC with 10 year transferable warranty, granite countertops. Second floor balcony has been completely rebuilt, to be painted before closing. Low monthly HOA fees of $165 which includes: pool, ground upkeep, trash, pest control, mgmt. AIRBNB friendly community. NO FLOOD ZONE. Call to view today!

17. 2026-03-28
    price $195,000 585-char remark

    Show marketing remark (585 chars)

    Move in Ready 3 Bedroom 3 Bathroom Townhome in Gated Century Oaks Community. Walking distance to the beach which makes it a perfect opportunity for any owner occupant or investor. Features include newly updated vinyl plank flooring, new stainless steel appliances, new interior/exterior HVAC with 10 year transferable warranty, granite countertops. Second floor balcony has been completely rebuilt, to be painted before closing. Low monthly HOA fees of $165 which includes: pool, ground upkeep, trash, pest control, mgmt. AIRBNB friendly community. NO FLOOD ZONE. Call to view today!

18. 2026-03-06
    price $198,500 585-char remark

    Show marketing remark (585 chars)

    Move in Ready 3 Bedroom 3 Bathroom Townhome in Gated Century Oaks Community. Walking distance to the beach which makes it a perfect opportunity for any owner occupant or investor. Features include newly updated vinyl plank flooring, new stainless steel appliances, new interior/exterior HVAC with 10 year transferable warranty, granite countertops. Second floor balcony has been completely rebuilt, to be painted before closing. Low monthly HOA fees of $165 which includes: pool, ground upkeep, trash, pest control, mgmt. AIRBNB friendly community. NO FLOOD ZONE. Call to view today!

19. 2026-02-26
    price $204,500 585-char remark

    Show marketing remark (585 chars)

    Move in Ready 3 Bedroom 3 Bathroom Townhome in Gated Century Oaks Community. Walking distance to the beach which makes it a perfect opportunity for any owner occupant or investor. Features include newly updated vinyl plank flooring, new stainless steel appliances, new interior/exterior HVAC with 10 year transferable warranty, granite countertops. Second floor balcony has been completely rebuilt, to be painted before closing. Low monthly HOA fees of $165 which includes: pool, ground upkeep, trash, pest control, mgmt. AIRBNB friendly community. NO FLOOD ZONE. Call to view today!

20. 2026-02-07
    listed $205,000 Active 585-char remark

    Show marketing remark (585 chars)

    Move in Ready 3 Bedroom 3 Bathroom Townhome in Gated Century Oaks Community. Walking distance to the beach which makes it a perfect opportunity for any owner occupant or investor. Features include newly updated vinyl plank flooring, new stainless steel appliances, new interior/exterior HVAC with 10 year transferable warranty, granite countertops. Second floor balcony has been completely rebuilt, to be painted before closing. Low monthly HOA fees of $165 which includes: pool, ground upkeep, trash, pest control, mgmt. AIRBNB friendly community. NO FLOOD ZONE. Call to view today!

21. 2025-12-29
    historical
22. 2025-12-29
    listed $175,000 Active
23. 2025-12-23
    soldstatus
24. 2025-07-31
    historical
25. 2025-03-28
    price $215,000
26. 2024-12-18
    listed $234,000 Active
27. 2013-08-13
    soldstatus $68,200
28. 2013-08-09
    soldstatus
29. 2013-04-01
    listed $68,200
30. 2012-05-22
    soldstatus
31. 2012-05-11
    soldstatus
32. 2012-03-15
    listed $44,900
33. 2007-04-03
    soldstatus

ⓘ 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: $1,432 · $119/mo
• Projected year-2 tax: $1,501 · $125/mo
• Expected delta: +$69/yr (+$6/mo · 4.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,693
• − Mortgage interest: −$10,643
• − Property taxes: −$1,432
• − Insurance: −$950
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − HOA: −$1,980
• − Depreciation: −$5,527
• Taxable loss: −$1,470
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $1,962/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: Gulfport School District
• NCES district ID: 2801710
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $35,712
• Composite: 34.38/100
• National rank: #5213
• State rank: #37 of 130 in MS

Livability — Gulfport

• Score: 73/100
• State rank: #15
• US rank: #5010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulfport, MS
• County: Harrison County · 178,171 people
• City population: 96,188
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 18,564
• Household income: $54,657
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1059.0

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 228,444 people
• By 2030: 241,942 · +5.9%
• By 2040: 267,531 · +17.1%
• By 2050: 291,062 · +27.4%
• By 2075: 346,711 · +51.8%
• By 2100: 378,165 · +65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 4% Lithuanian 4% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Harrison

• 2024 margin: Strong R (+28.9) · D 35.0% · R 63.9% · Other 1.1%
• 2008→2024 swing: -2.9pp toward R · 2008: -26.0pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+25.2 2016: R+30.7 2012: R+26.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.48%
• Current HPI: 181.6606
• Rent YoY: ▲ 4.26%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+323.2% since first listed

18 events — show timeline

• 2026-05-06 Price Changed $190,000 MLSU
• 2026-03-28 Price Changed $195,000 MLSU
• 2026-03-06 Price Changed $198,500 MLSU
• 2026-02-26 Price Changed $204,500 MLSU
• 2026-02-07 Listed $205,000 MLSU
• 2025-12-29 Listed $175,000 MLSU
• 2025-12-29 Listing Removed — MLSU
• 2025-12-23 Sold (Public Records) — Public Records
• 2025-07-31 Listing Removed — MLSU
• 2025-03-28 Price Changed $215,000 MLSU
• 2024-12-18 Listed $234,000 MLSU
• 2013-08-13 Sold (Public Records) $68,200 Public Records
• 2013-08-09 Sold (MLS) — MLSU
• 2013-04-01 Listed $68,200 MLSU
• 2012-05-22 Sold (Public Records) — Public Records
• 2012-05-11 Sold (MLS) — MLSU
• 2012-03-15 Listed $44,900 MLSU
• 2007-04-03 Sold (Public Records) — Public Records

Property tax history

+9.4%/yr

Latest (2025): $1,432 · +6.0% YoY. Source: county tax records.