11604 Oaklane Dr · Gulfport, MS 39503

$148,000

3 bd · 1.0 ba · 1,210 sqft · SingleFamily public records · 11 Days on market

Built 2008 9,147 sqft lot Est $162k · 9% under ↓ 12% since listing

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Why this score? — see what drove the B 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 +28.1/30.0
• ARV discount +11.4/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home close to everything! Located off of Orange Grove Rd. Schedule your showing today! The home is currently tenant occupied with a month to month lease. Perfect to call home or a great investment property. Buyers/Agent to verify all information.

Key facts

• Modern interior
• Outdoor enjoyment
• Spacious layout

Tags

• MODERN INTERIOR
• SPACIOUS LAYOUT
• OUTDOOR ENJOYMENT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Cap rate 10.1% 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: amenities F, commute F, employment F.
• Harrison County School District (rural): math 52% / reading 46% proficiency, ranked #14 of 130 in MS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: West Harrison High School (math 57% / reading 52%, grade C-, #10 of 197 statewide, top 5%, 1,124 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.0%/yr); 763 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 33% of the median local income ($63k/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 $4k 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.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $148,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.49%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $162,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11619 Acorn Dr	0.13mi	3/2.0	1,216 (+0%)	7mo	$165,000	$136	83
11597 Oaklane Dr	0.05mi	3/2.0	1,260 (+4%)	8mo	$145,000	$115	80
11599 Acorn Dr	0.10mi	3/2.0	1,260 (+4%)	10mo	$120,000	$95	76
11611 Acorn Dr	0.12mi	3/2.0	1,216 (+0%)	18mo	$175,000	$144	74
11580 Acorn Dr	0.12mi	3/2.0	1,278 (+6%)	10mo	$139,900	$109	73
11591 Oaklane Dr	0.04mi	3/2.0	1,256 (+4%)	18mo	$139,000	$111	73
12059 Five Oaks Cir	0.51mi	3/2.0	1,251 (+3%)	4mo	$169,900	$136	63
11512 Acorn Dr	0.17mi	3/2.0	1,266 (+5%)	23mo	$144,000	$114	61
16383 Clearwater Cir	0.39mi	3/2.0	1,289 (+6%)	10mo	$187,900	$146	59
12115 Five Oaks Dr	0.57mi	3/2.0	1,297 (+7%)	0mo	$184,900	$143	57
16364 Clearwater Cir	0.38mi	3/2.0	1,272 (+5%)	18mo	$170,000	$134	54
16392 Clearwater Cir	0.40mi	3/2.0	1,343 (+11%)	19mo	$179,900	$134	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 · 6.99% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.31×
• Total profit: $12,880
• Equity at exit: $22,067

10-year hold

• IRR: 19.9%
• Equity multiple: 2.97×
• Total profit: $81,506
• Equity at exit: $12,796

Cash invested: $41,440 (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 39503

• Home prices YoY: -21.5%
• Rents YoY: 7.0%
• Active inventory: 763
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$776
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $466

Break-even live

Break-even rent $1,146

Max offer price $148,000

Occupancy floor 68%

Sensitivity live

Price	-10% $550	-5% $508	+0% $466	+5% $424	+10% $382
Rent	-10% $329	-5% $397	+0% $466	+5% $534	+10% $603
Rate	-1.0pp $540	-0.5pp $503	base $466	+0.5pp $427	+1.0pp $388

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12237 Vada Dr Gulfport, MS	3.0	1.0	1350	$1,349	$1.00	14d	1	0.80mi
15373 Saint Charles St Gulfport, MS	3.0	1.0–3.0	1075	$1,350	$1.26	44d	2	1.03mi
11425 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	21d	1	1.22mi
11413 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	44d	1	1.22mi
11487 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	44d	1	1.22mi
11405 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	44d	1	1.22mi
11502 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	21d	1	1.28mi
11213 Dobson Rd Gulfport, MS	2.0	1.0	900	$1,200	$1.33	44d	1	1.34mi
18052 Green Leaves Dr Gulfport, MS	3.0	2.0	1485	$1,800	$1.21	21d	1	1.47mi

Listing history 8 events

1. 2026-04-28
   status Pending
2. 2026-04-16
   listed $148,000 Active
3. 2024-07-09
   soldstatus
4. 2024-07-08
   soldstatus Closed 258-char remark

   Show marketing remark (258 chars)

   Charming home close to everything! Located off of Orange Grove Rd. Schedule your showing today! The home is currently tenant occupied with a month to month lease. Perfect to call home or a great investment property. Buyers/Agent to verify all information.

5. 2024-05-21
   status Pending 258-char remark

   Show marketing remark (258 chars)

   Charming home close to everything! Located off of Orange Grove Rd. Schedule your showing today! The home is currently tenant occupied with a month to month lease. Perfect to call home or a great investment property. Buyers/Agent to verify all information.

6. 2024-05-20
   listed $130,000 Active 258-char remark

   Show marketing remark (258 chars)

   Charming home close to everything! Located off of Orange Grove Rd. Schedule your showing today! The home is currently tenant occupied with a month to month lease. Perfect to call home or a great investment property. Buyers/Agent to verify all information.

7. 2006-11-28
   soldstatus
8. 2006-11-28
   listed $167,900

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $1,169 · $97/mo
• Expected delta: +$363/yr (+$30/mo · 45.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $20,821
• − Mortgage interest: −$8,290
• − Property taxes: −$806
• − Insurance: −$740
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$4,305
• Taxable income: $3,348
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $4,786/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: Harrison County School District
• NCES district ID: 2801770
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $46,504
• Composite: 41.66/100
• National rank: #3419
• State rank: #14 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

• County: Harrison County · 178,171 people
• City population: 96,188
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 55,059
• Household income: $62,641
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 1686.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Black 27% Two or more races 9% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -51.39%
• Current HPI: 187.285
• Rent YoY: ▲ 6.99%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-11.9% since first listed

8 events — show timeline

• 2026-04-28 Pending — MLSU
• 2026-04-16 Listed $148,000 MLSU
• 2024-07-09 Sold (Public Records) — Public Records
• 2024-07-08 Sold (MLS) — MLSU
• 2024-05-21 Pending — MLSU
• 2024-05-20 Listed $130,000 MLSU
• 2006-11-28 Listed $167,900 MLSU
• 2006-11-28 Sold (MLS) — MLSU

Property tax history

-2.9%/yr

Latest (2025): $806 · -30.0% YoY. Source: county tax records.