3225 N 5th St · Gulf Park Estates, MS 39564

$264,999

3 bd · 2.0 ba · 1,826 sqft · SingleFamily public records · 207 Days on market

Built 1997 0.26 ac lot $145/sqft · 5% above area Est $252k · 5% over

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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 +21.8/30.0
• DSCR +7.0/10.0
• Schools +5.3/10.0
• ARV discount +5.1/15.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Highly sought-after Ocean Springs home. Updated kitchen and bathrooms, oversized main bedroom, generous secondary bedrooms, with an expansive back yard. All in Ocean Spring school district! Roof is only 3 years old!!

Key facts

• Expansive back yard
• Updated bathrooms
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• EXPANSIVE BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/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 $254k (4.2% below list).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.2% in Gulf Park Estates — 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 70/100 on livability (#43 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, amenities 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.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 39% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $15k (5%) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (median comp): $251,622
• List price: $264,999
• Delta: 5.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9321 Coconut Dr	0.27mi	3/3.0	1,836 (+0%)	1mo	$270,000	$147	82
3212 N 5th St	0.05mi	3/2.0	1,641 (-10%)	0mo	$249,900	$152	80
3300 N 9th St	0.37mi	3/2.0	1,858 (+2%)	2mo	$315,000	$170	78
3524 N 8th St	0.42mi	4/2.0 (+1)	1,835 (+0%)	2mo	$275,000	$150	73
9504 Live Oak Ave	0.43mi	3/2.0	1,761 (-4%)	5mo	$224,900	$128	70
3717 Tangerine St	0.50mi	3/2.0	1,752 (-4%)	2mo	$250,000	$143	68
3301 Pineridge Dr	0.28mi	3/2.0	2,048 (+12%)	0mo	$349,000	$170	66
3425 Beachview Dr	0.23mi	4/2.0 (+1)	1,993 (+9%)	5mo	$279,900	$140	65
2804 Beachview Dr	0.50mi	4/2.5 (+1)	1,798 (-2%)	4mo	$235,000	$131	64
2621 Beachview Dr	0.62mi	3/2.0	1,752 (-4%)	4mo	$179,500	$102	61
2808 Hickory Ln	0.46mi	3/2.5	2,073 (+14%)	1mo	$269,000	$130	54
2713 N 6th St	0.54mi	3/2.0	1,560 (-15%)	2mo	$205,000	$131	49

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: -7.8%
• Equity multiple: 0.72×
• Total profit: $-21,058
• Equity at exit: $39,512

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-1,831
• Equity at exit: $22,912

Cash invested: $74,200 (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 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 714
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,539 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $412

Break-even live

Break-even rent $2,017

Max offer price $264,999

Occupancy floor 79%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3305 N 8th St Ocean Springs, MS	4.0	2.0	1802	$2,250	$1.25	21d	1	0.26mi
106 Booth Cir Ocean Springs, MS	4.0	2.0	2100	$2,500	$1.19	13d	1	0.97mi
9200 Pointe Aux Chenes Rd Unit 1365709P Ocean Springs, MS	3.0	2.0	1420	$5,979	$4.21	13d	1	1.35mi

Listing history 19 events

1. 2026-06-18
   days on market $264,999 Active 207 DOM
2. 2026-06-17
   days on market $264,999 Active 206 DOM
3. 2026-06-16
   days on market $264,999 Active 205 DOM
4. 2026-06-15
   days on market $264,999 Active 204 DOM
5. 2026-06-14
   days on market $264,999 Active 202 DOM
6. 2026-06-13
   days on market $264,999 Active 201 DOM
7. 2026-06-10
   days on market $264,999 Active 199 DOM
8. 2026-06-09
   days on market $264,999 Active 198 DOM
9. 2026-06-08
   days on market $264,999 Active 197 DOM
10. 2026-06-07
    days on market $264,999 Active 196 DOM
11. 2026-06-02
    days on market $264,999 Active 191 DOM
12. 2026-06-01
    days on market $264,999 Active 190 DOM
13. 2026-05-31
    days on market $264,999 Active 189 DOM
14. 2026-05-30
    days on market $264,999 Active 188 DOM
15. 2026-05-18
    historical
16. 2026-05-10
    price $269,999
17. 2025-11-18
    listed $279,900 Active
18. 2016-12-06
    soldstatus
19. 2016-10-26
    listed $134,999

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $2,093 · $174/mo
• Expected delta: +$969/yr (+$81/mo · 86.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $30,467
• − Mortgage interest: −$14,844
• − Property taxes: −$1,125
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − Depreciation: −$7,709
• Taxable income: $590
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $4,802/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 — Gulf Park Estates

• Score: 70/100
• State rank: #43
• US rank: #7955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulf Park Estates, MS
• County: Jackson County · 82,196 people
• 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

+100.0% since first listed

5 events — show timeline

• 2026-05-18 Listing Removed — MLSU
• 2026-05-10 Price Changed $269,999 MLSU
• 2025-11-18 Listed $279,900 MLSU
• 2016-12-06 Sold (MLS) — MLSU
• 2016-10-26 Listed $134,999 MLSU

Property tax history

+1.0%/yr

Latest (2025): $1,125 · +9.0% YoY. Source: county tax records.