108236 Kapalama Dr · Diamondhead, MS 39525

$249,711

4 bd · 2.0 ba · 1,919 sqft · SingleFamily public records · 125 Days on market

Built 2005 0.27 ac lot $130/sqft · at area comps Est $303k · 18% under ↓ 13% since listing

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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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 2-full-bath home.This well-designed split floor plan features a private primary suite located opposite the additional bedrooms. The home welcomes you with an entry foyer, formal dining room, and an eat-in kitchen, all opening to a large living/family room with vaulted ceilings and a wood-burning fireplace--perfect for both everyday living and entertaining. Additional features include central heating and air, vaulted ceilings, and ceiling fans throughout. The primary bedroom includes a walk-in closet and private bath. The attached 2-car garage is complemented by a large driveway providing ample parking, with culverts installed and no exposed ditch for easy yard maintenance. Located in Hancock County within the Hancock County School System. The neighborhood offers convenient access to golf, tennis courts, pools, restaurants, grocery stores, fast food, and a hardware store. Approximately one hour from New Orleans.

Key facts

• Formal dining room
• Entry foyer
• Large living room

Tags

• PRIVATE PRIMARY SUITE
• ENTRY FOYER
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• LARGE LIVING ROOM
• WOOD-BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $160 ($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 $216k (13.4% below list).
• Recommended offer: $216k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.8% in Diamondhead — 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 68/100 on livability (#59 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Hancock County School District (rural): math 47% / reading 44% proficiency, ranked #23 of 130 in MS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 246 active listings in the ZIP; solid renter incomes; 248 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Hancock County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (17%) 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; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,238 (13.4% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (median comp): $303,474
• List price: $249,711
• Delta: -17.72%
• 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
9834 Pokai Way	0.43mi	4/2.0	1,848 (-4%)	0mo	$249,500	$135	74
9912 Honomu Pl	0.34mi	4/2.0	2,050 (+7%)	1mo	$310,000	$151	72
9941 Hamakua St	0.53mi	4/2.0	1,885 (-2%)	10mo	$260,000	$138	64
97169 Kapalama Dr	0.46mi	3/2.0 (-1)	2,035 (+6%)	4mo	$210,000	$103	60
8707 Pine Ridge Ct	0.66mi	4/2.0	1,902 (-1%)	10mo	$284,900	$150	59
9920 Honalo Pl	0.41mi	4/2.0	2,092 (+9%)	10mo	$325,000	$155	58
98167 Golf Club Dr	0.51mi	3/2.0 (-1)	1,779 (-7%)	7mo	$239,900	$135	54
98177 Golf Club Dr	0.41mi	3/2.0 (-1)	1,751 (-9%)	9mo	$265,000	$151	53
88154 Golf Club Dr	0.68mi	3/2.0 (-1)	1,775 (-8%)	1mo	$279,000	$157	49
8834 Kipapa Way	0.54mi	4/2.0	2,192 (+14%)	3mo	$260,000	$119	49
9958 Kahana St	0.48mi	3/2.0 (-1)	1,711 (-11%)	10mo	$279,000	$163	46
882 Maili Pl	0.60mi	3/2.0 (-1)	2,172 (+13%)	2mo	$285,000	$131	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-30,329
• Equity at exit: $37,233

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-13,571
• Equity at exit: $21,590

Cash invested: $69,919 (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 39525

• Home prices YoY: -19.1%
• Active inventory: 246
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,162 medium
• Mortgage (P&I): −$1,310
• Tax from tax record: −$134 /mo · $1,613/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $160

Break-even live

Break-even rent $1,959

Max offer price $249,711

Occupancy floor 88%

Sensitivity live

Price	-10% $302	-5% $231	+0% $160	+5% $90	+10% $19
Rent	-10% $-10	-5% $75	+0% $160	+5% $246	+10% $331
Rate	-1.0pp $286	-0.5pp $224	base $160	+0.5pp $96	+1.0pp $30

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: $62,428
• Closing costs: $7,491
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-13
   statusdays on market $249,711 Pending 125 DOM
2. 2026-06-10
   days on market $249,711 Active 123 DOM
3. 2026-06-09
   days on market $249,711 Active 122 DOM
4. 2026-06-08
   days on market $249,711 Active 121 DOM
5. 2026-06-07
   pricedays on market $249,711 Active 120 DOM
6. 2026-06-05
   days on market $259,911 Active 117 DOM
7. 2026-06-03
   days on market $259,911 Active 116 DOM
8. 2026-06-02
   days on market $259,911 Active 115 DOM
9. 2026-06-01
   days on market $259,911 Active 114 DOM
10. 2026-05-31
    days on market $259,911 Active 113 DOM
11. 2026-05-30
    days on market $259,911 Active 112 DOM
12. 2026-05-07
    price $259,911 950-char remark

    Show marketing remark (950 chars)

    Spacious 4-bedroom, 2-full-bath home.This well-designed split floor plan features a private primary suite located opposite the additional bedrooms. The home welcomes you with an entry foyer, formal dining room, and an eat-in kitchen, all opening to a large living/family room with vaulted ceilings and a wood-burning fireplace--perfect for both everyday living and entertaining. Additional features include central heating and air, vaulted ceilings, and ceiling fans throughout. The primary bedroom includes a walk-in closet and private bath. The attached 2-car garage is complemented by a large driveway providing ample parking, with culverts installed and no exposed ditch for easy yard maintenance. Located in Hancock County within the Hancock County School System. The neighborhood offers convenient access to golf, tennis courts, pools, restaurants, grocery stores, fast food, and a hardware store. Approximately one hour from New Orleans.

13. 2026-05-05
    status Active 950-char remark

    Show marketing remark (950 chars)

    Spacious 4-bedroom, 2-full-bath home.This well-designed split floor plan features a private primary suite located opposite the additional bedrooms. The home welcomes you with an entry foyer, formal dining room, and an eat-in kitchen, all opening to a large living/family room with vaulted ceilings and a wood-burning fireplace--perfect for both everyday living and entertaining. Additional features include central heating and air, vaulted ceilings, and ceiling fans throughout. The primary bedroom includes a walk-in closet and private bath. The attached 2-car garage is complemented by a large driveway providing ample parking, with culverts installed and no exposed ditch for easy yard maintenance. Located in Hancock County within the Hancock County School System. The neighborhood offers convenient access to golf, tennis courts, pools, restaurants, grocery stores, fast food, and a hardware store. Approximately one hour from New Orleans.

14. 2026-05-01
    status Pending 950-char remark

    Show marketing remark (950 chars)

    Spacious 4-bedroom, 2-full-bath home.This well-designed split floor plan features a private primary suite located opposite the additional bedrooms. The home welcomes you with an entry foyer, formal dining room, and an eat-in kitchen, all opening to a large living/family room with vaulted ceilings and a wood-burning fireplace--perfect for both everyday living and entertaining. Additional features include central heating and air, vaulted ceilings, and ceiling fans throughout. The primary bedroom includes a walk-in closet and private bath. The attached 2-car garage is complemented by a large driveway providing ample parking, with culverts installed and no exposed ditch for easy yard maintenance. Located in Hancock County within the Hancock County School System. The neighborhood offers convenient access to golf, tennis courts, pools, restaurants, grocery stores, fast food, and a hardware store. Approximately one hour from New Orleans.

15. 2026-04-15
    price $274,711 950-char remark

    Show marketing remark (950 chars)

    Spacious 4-bedroom, 2-full-bath home.This well-designed split floor plan features a private primary suite located opposite the additional bedrooms. The home welcomes you with an entry foyer, formal dining room, and an eat-in kitchen, all opening to a large living/family room with vaulted ceilings and a wood-burning fireplace--perfect for both everyday living and entertaining. Additional features include central heating and air, vaulted ceilings, and ceiling fans throughout. The primary bedroom includes a walk-in closet and private bath. The attached 2-car garage is complemented by a large driveway providing ample parking, with culverts installed and no exposed ditch for easy yard maintenance. Located in Hancock County within the Hancock County School System. The neighborhood offers convenient access to golf, tennis courts, pools, restaurants, grocery stores, fast food, and a hardware store. Approximately one hour from New Orleans.

16. 2026-03-20
    price $289,711 950-char remark

    Show marketing remark (950 chars)

    Spacious 4-bedroom, 2-full-bath home.This well-designed split floor plan features a private primary suite located opposite the additional bedrooms. The home welcomes you with an entry foyer, formal dining room, and an eat-in kitchen, all opening to a large living/family room with vaulted ceilings and a wood-burning fireplace--perfect for both everyday living and entertaining. Additional features include central heating and air, vaulted ceilings, and ceiling fans throughout. The primary bedroom includes a walk-in closet and private bath. The attached 2-car garage is complemented by a large driveway providing ample parking, with culverts installed and no exposed ditch for easy yard maintenance. Located in Hancock County within the Hancock County School System. The neighborhood offers convenient access to golf, tennis courts, pools, restaurants, grocery stores, fast food, and a hardware store. Approximately one hour from New Orleans.

17. 2026-02-03
    listed $299,711 Active 950-char remark

    Show marketing remark (950 chars)

    Spacious 4-bedroom, 2-full-bath home.This well-designed split floor plan features a private primary suite located opposite the additional bedrooms. The home welcomes you with an entry foyer, formal dining room, and an eat-in kitchen, all opening to a large living/family room with vaulted ceilings and a wood-burning fireplace--perfect for both everyday living and entertaining. Additional features include central heating and air, vaulted ceilings, and ceiling fans throughout. The primary bedroom includes a walk-in closet and private bath. The attached 2-car garage is complemented by a large driveway providing ample parking, with culverts installed and no exposed ditch for easy yard maintenance. Located in Hancock County within the Hancock County School System. The neighborhood offers convenient access to golf, tennis courts, pools, restaurants, grocery stores, fast food, and a hardware store. Approximately one hour from New Orleans.

18. 2024-03-21
    soldstatus
19. 2006-12-15
    soldstatus
20. 2001-08-28
    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: $1,613 · $134/mo
• Projected year-2 tax: $1,973 · $164/mo
• Expected delta: +$360/yr (+$30/mo · 22.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,949
• − Mortgage interest: −$13,988
• − Property taxes: −$1,613
• − Insurance: −$1,249
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$7,264
• Taxable loss: −$2,316
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $2,480/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: Hancock County School District
• NCES district ID: 2801740
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $47,971
• Composite: 38.88/100
• National rank: #4099
• State rank: #23 of 130 in MS

Livability — Diamondhead

• Score: 68/100
• State rank: #59
• US rank: #9320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamondhead, MS
• County: Hancock County · 9,338 people
• City population: 9,338
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 9,338
• Household income: $87,407
• Rent vs Own: 10.3% rent · 89.7% own

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 52,161 people
• By 2030: 54,753 · +5.0%
• By 2040: 59,242 · +13.6%
• By 2050: 62,417 · +19.7%
• By 2075: 68,168 · +30.7%
• By 2100: 69,212 · +32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 10% Slovak 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+58.7) · D 20.1% · R 78.8% · Other 1.1%
• 2008→2024 swing: -4.4pp toward R · 2008: -54.2pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+55.5 2016: R+59.4 2012: R+52.8 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.77%
• Current HPI: 193.4883
• Rent YoY: —
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-13.3% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $259,911 MLSU
• 2026-05-05 Relisted — MLSU
• 2026-05-01 Pending — MLSU
• 2026-04-15 Price Changed $274,711 MLSU
• 2026-03-20 Price Changed $289,711 MLSU
• 2026-02-03 Listed $299,711 MLSU
• 2024-03-21 Sold (Public Records) — Public Records
• 2006-12-15 Sold (Public Records) — Public Records
• 2001-08-28 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2023): $1,613 · -1.2% YoY. Source: county tax records.