1704 S 1st St · Gulf Park Estates, MS 39564

$199,900

3 bd · 2.0 ba · 1,212 sqft · SingleFamily public records · 45 Days on market

Built 1989 0.26 ac lot $165/sqft · at area comps Est $205k · 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 +18.7/30.0
• ARV discount +8.5/15.0
• DSCR +5.9/10.0
• Schools +5.3/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to move in! 3 bedrooms and 2 bathrooms. Fenced in back yard with screened in back porch!

Key facts

• Screened in porch
• Front porch
• Private yard

Tags

• FRONT PORCH
• SCREENED IN PORCH
• PRIVATE YARD
• STORAGE SHED
• ADDITIONAL PARKING

Property features AI

Finance

• HOA & community: Community offers boating, fishing, and nearby entertainment

Exterior

• Parking: Attached garage (1-car); Driveway; Paved parking; Garage faces front; RV access/parking; Total parking for 3 vehicles
• Utilities: Public sewer; Public/community water; Electricity available and connected; Sewer connected; Water connected
• Home design: Single-family house; One level; Brick veneer and siding construction; Slab foundation; Architectural shingle roof
• Construction: Brick veneer and siding; Slab foundation; Architectural shingle roof; Built in public-records year
• Exterior features: Porch (screened); Fenced backyard (wood); Few trees

Interior

• Kitchen: Built-in electric range; Dishwasher; Microwave
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: French doors; Screened porch; Private yard; Shed
• Laundry & utility: Laundry located inside and in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $199 ($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 $190k (5.1% below list).
• Recommended offer: $190k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: health & safety D+, amenities F, 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 45 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $189,611 (5.1% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.95% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 8.8

CMA / ARV

• ARV (median comp): $204,555
• List price: $199,900
• Delta: -2.28%
• 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
9404 Meadowlark Ave	0.21mi	3/2.0	1,254 (+4%)	10mo	$199,999	$159	76
1801 Sandpiper Ave	0.15mi	3/2.0	1,218 (+0%)	20mo	$194,900	$160	76
9223 Warbler Ave	0.12mi	3/1.5	1,200 (-1%)	22mo	$174,500	$145	73
9109 Warbler Ave	0.24mi	3/2.0	1,120 (-8%)	15mo	$175,500	$157	64
9009 Point Aux Chenes Rd	0.41mi	2/2.0 (-1)	1,240 (+2%)	15mo	$237,900	$192	59
2000 Deer St	0.55mi	3/2.0	1,336 (+10%)	2mo	$210,000	$157	56
1517 S 10th St	0.69mi	2/2.0 (-1)	1,250 (+3%)	8mo	$169,900	$136	51
1425 S 9th St	0.65mi	3/2.0	1,261 (+4%)	18mo	$199,000	$158	48
1528 S 10th St	0.71mi	3/1.0	1,130 (-7%)	10mo	$158,000	$140	43
1633 S 9th St	0.63mi	2/2.0 (-1)	1,036 (-14%)	0mo	$170,000	$164	41
1497 S 10th St	0.72mi	3/2.0	1,320 (+9%)	15mo	$189,900	$144	39
1501 S 10th St	0.72mi	3/2.0	1,320 (+9%)	15mo	$189,900	$144	39

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: -11.5%
• Equity multiple: 0.59×
• Total profit: $-22,896
• Equity at exit: $29,806

10-year hold

• IRR: -4.8%
• Equity multiple: 0.71×
• Total profit: $-16,265
• 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: 8.8×

Monthly cashflow live

• Estimated rent: $1,896 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$167 /mo · $2,005/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $199

Break-even live

Break-even rent $1,644

Max offer price $199,900

Occupancy floor 84%

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9200 Pointe Aux Chenes Rd Unit 1365709P Ocean Springs, MS	3.0	2.0	1420	$5,979	$4.21	13d	1	0.36mi
1508 Beachview Dr Ocean Springs, MS	3.0	2.0	1428	$1,650	$1.16	13d	1	0.41mi
1517 Porpoise Dr Ocean Springs, MS	3.0	2.0	1494	$2,250	$1.51	13d	1	0.59mi
8712 W Simmons Bayou Dr Ocean Springs, MS	2.0	2.0	1100	$1,900	$1.73	43d	1	0.90mi
2421 Beachview Dr Unit F16 Ocean Springs, MS	2.0	2.0	875	$2,200	$2.51	21d	1	0.94mi
2421 Beachview Dr Ocean Springs, MS	2.0	2.0	875	$2,000	$2.29	21d	1	0.94mi
2421 Beachview Dr Ocean Springs, MS	2.0	2.0	874	$2,150	$2.46	43d	2	0.96mi
8700 Spring Ave Ocean Springs, MS	3.0	2.0	1087	$1,050	$0.97	21d	1	1.32mi
8700 Spring Ave Ocean Springs, MS	3.0	2.0	1087	$1,050	$0.97	44d	1	1.32mi
2616 N 15th St Ocean Springs, MS	2.0	1.0	720	$1,200	$1.67	43d	1	1.33mi

Listing history 21 events

1. 2026-06-18
   days on market $199,900 Active 45 DOM
2. 2026-06-17
   days on market $199,900 Active 44 DOM
3. 2026-06-16
   days on market $199,900 Active 43 DOM
4. 2026-06-15
   days on market $199,900 Active 42 DOM
5. 2026-06-14
   days on market $199,900 Active 40 DOM
6. 2026-06-13
   days on market $199,900 Active 39 DOM
7. 2026-06-10
   days on market $199,900 Active 37 DOM
8. 2026-06-09
   days on market $199,900 Active 36 DOM
9. 2026-06-08
   days on market $199,900 Active 35 DOM
10. 2026-06-07
    days on market $199,900 Active 34 DOM
11. 2026-06-02
    days on market $199,900 Active 29 DOM
12. 2026-06-01
    days on market $199,900 Active 28 DOM
13. 2026-05-31
    days on market $199,900 Active 27 DOM
14. 2026-05-30
    days on market $199,900 Active 26 DOM
15. 2026-05-04
    listed $207,500 Active 942-char remark
16. 2021-09-15
    historical
17. 2020-01-24
    soldstatus

    Show marketing remark (94 chars)

    Ready to move in! 3 bedrooms and 2 bathrooms. Fenced in back yard with screened in back porch!

18. 2019-12-04
    listed $107,000

    Show marketing remark (94 chars)

    Ready to move in! 3 bedrooms and 2 bathrooms. Fenced in back yard with screened in back porch!

19. 2016-10-14
    soldstatus
20. 2016-08-22
    listed $49,900
21. 2014-10-27
    listed $99,900

ⓘ 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: $2,005 · $167/mo
• Projected year-2 tax: $2,005 · $167/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 6/10 Major FEMA zone X (shaded) · 56% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,753
• − Mortgage interest: −$11,198
• − Property taxes: −$2,005
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$5,815
• Taxable loss: −$905
• Est. tax savings @ 24.0%: +$217
• After-tax cash flow: $2,608/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

+100.1% since first listed

8 events — show timeline

• 2026-05-28 Price Changed $199,900 MLSU
• 2026-05-04 Listed $207,500 MLSU
• 2021-09-15 Listing Removed — MLSU
• 2020-01-24 Sold (MLS) — MLSU
• 2019-12-04 Listed $107,000 MLSU
• 2016-10-14 Sold (MLS) — MLSU
• 2016-08-22 Listed $49,900 MLSU
• 2014-10-27 Listed $99,900 MLSU

Property tax history

+12.6%/yr

Latest (2025): $2,005 · +8.6% YoY. Source: county tax records.