2501 Bienville Blvd #134 · Ocean Springs, MS 39564

$199,900

1 bd · 1.0 ba · 855 sqft · Townhouse · 129 Days on market

Built 2019 Excellent condition $234/sqft · 17% below area Est $240k · 17% under

---

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 +15.1/30.0
• ARV discount +15.0/15.0
• Schools +6.5/10.0
• Condition / age +4.8/5.0
• DSCR +4.6/10.0
• Livability +4.3/5.0
• 1% rule +4.2/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Imagine Inlet living! Enjoy stunning views of Fort Bayou & the nature preserve, your private balcony is the perfect place to relax! The open concept kitchen incl professional series appliances, stone counters & custom cabinetry. Large master bedroom w/ ensuite master bath creates a luxurious, spa-like atmosphere. Residence amenities incl the most STUNNING resort style pool w/ unparalleled views of the bayou, plenty of space to hangout & enjoy an afternoon happy hour, a private fitness center-open 24 hours a day, an onsite kayak/paddle board launch allowing you to truly be one w/nature & dog park! This incredible condo is less than 5 min from Downtown & Front Beach. With an onsite deli, meat market, yoga studio & restaurant, this community is as stress free as it is beautiful! Call today!

Key facts

• Custom cabinetry
• Open concept kitchen
• Private balcony

Tags

• PRIVATE BALCONY
• OPEN CONCEPT KITCHEN
• PROFESSIONAL SERIES APPLIANCES
• STONE COUNTERS
• CUSTOM CABINETRY
• RESORT STYLE POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $200k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (8.3% below list).
• Recommended offer: $148k (26.1% below list) — sets the bar for cash-flow.
• Cap rate 6.7% vs local median 4.3% 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: Oak Park Elementary School (math 67% / reading 57%, grade B, #18 of 375 statewide, top 5%, 498 students, 99% FRL); 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); 892 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 129 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,825 (26.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $240,297
• List price: $199,900
• Delta: -16.81%
• 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
2501 Bienville Blvd #413	0.00mi	1/1.0	855 (0%)	4mo	$220,000	$257	97
2501 Bienville Blvd #135	0.10mi	1/1.0	855 (0%)	4mo	$185,000	$216	92
2501 Bienville Blvd #523	0.00mi	1/1.0	855 (0%)	14mo	$197,000	$230	88
2501 Bienville Blvd #124	0.10mi	1/1.0	855 (0%)	15mo	$225,000	$263	83
2501 Bienville Blvd #324	0.10mi	1/1.0	855 (0%)	19mo	$192,500	$225	80
2501 Bienville Blvd #535	0.10mi	1/1.0	855 (0%)	24mo	$204,900	$240	76
2501 Bienville Blvd #513	0.10mi	1/1.0	855 (0%)	24mo	$199,700	$234	75
2501 Bienville Blvd #123	0.10mi	1/1.0	895 (+5%)	23mo	$198,000	$221	68
3230 Cumberland Rd #70	0.74mi	1/1.5	896 (+5%)	4mo	$120,000	$134	52
3230 Cumberland Rd #68	0.74mi	1/1.5	840 (-2%)	23mo	$134,900	$161	41
3230 Cumberland Rd #7	0.74mi	2/1.5 (+1)	941 (+10%)	2mo	$117,000	$124	40
2207 Government St #28	0.74mi	2/1.0 (+1)	778 (-9%)	14mo	$325,000	$418	34

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: -32.2%
• Equity multiple: -0.04×
• Total profit: $-58,089
• Equity at exit: $29,806

10-year hold

• IRR: -52.4%
• Equity multiple: -0.63×
• Total profit: $-91,079
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 2 under contract
• Months of supply: 14.0 mo (7%/mo absorbed)
• Median asking: $141,450 ($160/sqft)
• Median days on market: 160 d
• This list price: 86% of active listings are priced below it
• ARV vs active asking: +75.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 892
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,833 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-360

Break-even live

Break-even rent $2,289

Max offer price $147,825

Occupancy floor —

Sensitivity live

Price	-10% $-222	-5% $-291	+0% $-360	+5% $-429	+10% $-498
Rent	-10% $-505	-5% $-432	+0% $-360	+5% $-287	+10% $-215
Rate	-1.0pp $-259	-0.5pp $-309	base $-360	+0.5pp $-412	+1.0pp $-464

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2501 Bienville Blvd Unit 432 Ocean Springs, MS	2.0	2.0	1095	$2,300	$2.10	93d	1	0.03mi
2501 Bienville Blvd Ocean Springs, MS	1.0	1.0	855	$1,900	$2.22	62d	1	0.14mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	62d	1	0.58mi
2151 Government St Ocean Springs, MS	2.0	1.0	547	$1,525	$2.79	93d	1	0.82mi
2 Fleetwood Pl Ocean Springs, MS	2.0	1.0	912	$2,000	$2.19	93d	1	1.37mi

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Has associationAssociation covers grounds maintenance, management, and pool serviceCommunity clubhouse, fitness center, pool, restaurant, and nearby entertainment

Exterior

• Parking: Common parkingGuest parking
• Utilities: Public waterPublic sewerElectricity connectedCable availableWater connectedSewer connected
• Home design: CondominiumOne levelMove-in ready
• Construction: Brick veneer, concrete, and stucco constructionArchitectural shingle roofSlab foundationBuilt (year per public records)
• Exterior features: BalconyPrivate entrancePrivate in-ground poolOther community amenities (see community features)

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRefrigeratorKitchen islandStone countersBreakfast bar
• Flooring: Ceramic tileVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central airCeiling fan(s)
• Interior features: Breakfast barCeiling fan(s)High ceilingsKitchen islandOpen floorplanStone countersWalk-in closet(s)Double pane windowsENERGY STAR qualified windows
• Laundry & utility: In-unit washer/dryer

Listing history 50 events

1. 2026-08-08
   days on market $199,900 Active 129 DOM
2. 2026-08-07
   remarks 695-char remark
3. 2026-08-07
   days on market $199,900 Active 128 DOM
4. 2026-08-06
   days on market $199,900 Active 127 DOM
5. 2026-08-05
   days on market $199,900 Active 126 DOM
6. 2026-08-04
   days on market $199,900 Active 125 DOM
7. 2026-08-03
   days on market $199,900 Active 124 DOM
8. 2026-07-31
   days on market $199,900 Active 121 DOM
9. 2026-07-29
   days on market $199,900 Active 119 DOM
10. 2026-07-27
    days on market $199,900 Active 117 DOM
11. 2026-07-25
    days on market $199,900 Active 115 DOM
12. 2026-07-23
    days on market $199,900 Active 113 DOM
13. 2026-07-22
    days on market $199,900 Active 112 DOM
14. 2026-07-21
    days on market $199,900 Active 111 DOM
15. 2026-07-18
    days on market $199,900 Active 108 DOM
16. 2026-07-16
    days on market $199,900 Active 106 DOM
17. 2026-07-16
    days on market $199,900 Active 105 DOM
18. 2026-07-14
    days on market $199,900 Active 104 DOM
19. 2026-07-13
    days on market $199,900 Active 103 DOM
20. 2026-07-12
    days on market $199,900 Active 102 DOM
21. 2026-07-11
    days on market $199,900 Active 101 DOM
22. 2026-07-10
    days on market $199,900 Active 100 DOM
23. 2026-07-09
    days on market $199,900 Active 99 DOM
24. 2026-07-08
    days on market $199,900 Active 98 DOM
25. 2026-07-07
    days on market $199,900 Active 97 DOM
26. 2026-07-06
    days on market $199,900 Active 96 DOM
27. 2026-07-05
    days on market $199,900 Active 95 DOM
28. 2026-07-04
    days on market $199,900 Active 94 DOM
29. 2026-07-03
    days on market $199,900 Active 93 DOM
30. 2026-07-02
    days on market $199,900 Active 92 DOM
31. 2026-07-01
    days on market $199,900 Active 91 DOM
32. 2026-06-30
    days on market $199,900 Active 90 DOM
33. 2026-06-29
    days on market $199,900 Active 89 DOM
34. 2026-06-28
    days on market $199,900 Active 88 DOM
35. 2026-06-28
    days on market $199,900 Active 87 DOM
36. 2026-06-27
    days on market $199,900 Active 86 DOM
37. 2026-06-25
    days on market $199,900 Active 84 DOM
38. 2026-06-23
    days on market $199,900 Active 82 DOM
39. 2026-06-21
    days on market $199,900 Active 81 DOM
40. 2026-06-18
    days on market $199,900 Active 78 DOM
41. 2026-06-17
    days on market $199,900 Active 77 DOM
42. 2026-06-16
    days on market $199,900 Active 76 DOM
43. 2026-06-15
    days on market $199,900 Active 75 DOM
44. 2026-06-14
    days on market $199,900 Active 73 DOM
45. 2026-06-13
    days on market $199,900 Active 72 DOM
46. 2026-06-10
    days on market $199,900 Active 70 DOM
47. 2026-06-09
    days on market $199,900 Active 69 DOM
48. 2026-06-09
    price $199,900 Active 68 DOM
49. 2026-06-08
    days on market $215,000 Active 68 DOM
50. 2026-06-07
    days on market $215,000 Active 67 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,997
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$6,118
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$5,815
• Taxable loss: −$7,652
• Est. tax savings @ 24.0%: +$1,836
• After-tax cash flow: $-2,482/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This fully furnished and move-in-ready condo offers stunning views, modern amenities, and a private balcony, making it an excellent investment opportunity.

Value-add opportunities

• Both Private balcony with stunning views — Enhances both resale and rental value. ↑
• Both Modern kitchen appliances — Improves both resale and rental appeal. ↑
• Both Spacious bathroom with walk-in shower — Enhances both resale and rental value. ↑
• Rental Private fitness center — Attracts tenants with fitness amenities. ↑
• Both Resort-style pool with bayou views — Enhances both resale and rental value. ↑
• Rental Onsite kayak/paddle board launch — Attracts outdoor enthusiasts and families. ↑
• Both Modern decor and furnishings — Enhances both resale and rental appeal. ↑
• Both Large windows with blinds — Enhances both resale and rental value. ↑
• Both Neutral paint colors and decorative wallpaper — Enhances both resale and rental appeal. ↑

C Composite school gradezoned avg 65/100

Zoned Schools

Elementary Oak Park Elementary School B MS #18/375 Nat'l #6,217/41,679 Middle Ocean Springs Middle School B+ MS #3/179 Nat'l #1,406/14,009 High Ocean Springs High School B+ MS #1/197 Nat'l #2,083/17,239

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

A Composite livability gradescore 86/100

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 · 146,926 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: 12% of renters

---

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

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Has associationAssociation covers grounds maintenance, management, and pool serviceCommunity clubhouse, fitness center, pool, restaurant, and nearby entertainment

Exterior

• Parking: Common parkingGuest parking
• Utilities: Public waterPublic sewerElectricity connectedCable availableWater connectedSewer connected
• Home design: CondominiumOne levelMove-in ready
• Construction: Brick veneer, concrete, and stucco constructionArchitectural shingle roofSlab foundationBuilt (year per public records)
• Exterior features: BalconyPrivate entrancePrivate in-ground poolOther community amenities (see community features)

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRefrigeratorKitchen islandStone countersBreakfast bar
• Flooring: Ceramic tileVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central airCeiling fan(s)
• Interior features: Breakfast barCeiling fan(s)High ceilingsKitchen islandOpen floorplanStone countersWalk-in closet(s)Double pane windowsENERGY STAR qualified windows
• Laundry & utility: In-unit washer/dryer

Price history

+25.7% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $199,900 MLSU
• 2026-04-01 Listed $215,000 MLSU
• 2021-12-17 Sold (MLS) — MLSU
• 2021-11-17 Pending — MLSU
• 2021-10-17 Listed $159,000 MLSU