7336 Shearwater Way · Gulf Park Estates, MS 39564

$275,000

3 bd · 2.0 ba · 1,634 sqft · SingleFamily public records · 22 Days on market

Built 2022 7,405 sqft lot $168/sqft · 13% below area Est $324k · 15% under $21/mo HOA · 1% of rent

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Why this score? — see what drove the D+ 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).

• ARV discount +14.3/15.0
• Cash flow +12.7/30.0
• Schools +5.3/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home can close in 10 days with DHI mortgage! The ''Emily'' plan is open concept with a formal dining area in the front of the home. This home has designer soft close cabinets, quartz countertops, subway tile backsplash, farmhouse sink and trey ceiling in living area and owners suite. Luxury vinyl flooring everywhere except the bedrooms which are carpeted. The owners suite has a trey ceiling, dual vanities, large soaker tub and a 5 foot tiled shower. Home is built with engineered plans for a lower insurance rate. Zip system exterior and roof covering is used as a defense for wind and storm driven rain. Home is smart home adapted and NOT in a flood zone. Pictures are of same plan but not of subject property so colors will differ.

Key facts

• Granite countertops
• Open-concept layout
• Tiled shower

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL FLOORING
• SPACIOUS PRIMARY SUITE
• TILED SHOWER

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $250 covering grounds maintenance and management

Exterior

• Parking: Attached garage; 2-car garage; Driveway; Garage door opener; Garage faces front; Direct garage access; Concrete driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Underground utilities; Smart home wiring
• Home design: Single-family house; One story; Move-in ready
• Construction: Vinyl, brick, and siding exterior; Architectural shingle roof; Slab foundation; Built per public records
• Exterior features: Front porch; Rear porch; Private yard; Rain gutters; Back yard fencing (wood)

Interior

• Kitchen: Dishwasher; Stainless steel appliances; Kitchen island; Pantry; Granite counters
• Bedrooms: Walk-in closet(s) included
• Flooring: Luxury vinyl; Carpet
• Bathrooms: 2 full bathrooms; Double vanity(s)
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Entrance foyer; Granite counters; High ceilings; Kitchen island; Pantry; Recessed lighting; Smart home wiring; Tray ceilings; Walk-in closets; Double vanity
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-29 ($-347/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (25.1% below list).
• Recommended offer: $206k (25.1% below list) — sets the bar for 1% rule.

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: Magnolia Park Elementary (math 62% / reading 52%, grade C+, #37 of 375 statewide, top 10%, 635 students, 100% 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); 723 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 31% 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 22 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,846 (25.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (median comp): $323,740
• List price: $275,000
• Delta: -11.04%
• 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
63 Saltmeadow Cir	0.20mi	3/2.0	1,685 (+3%)	1mo	$285,000	$169	84
74 Tantallon Dr	0.44mi	3/2.0	1,625 (-1%)	9mo	$269,900	$166	72
6911 Pinehurst Dr	0.56mi	3/2.0	1,690 (+3%)	1mo	$245,000	$145	67
7348 Shearwater Way	0.03mi	4/2.0 (+1)	1,835 (+12%)	8mo	$259,000	$141	66
7001 Red Bud Ln	0.72mi	3/2.0	1,654 (+1%)	1mo	$219,900	$133	63
7741 Coral Ln	0.62mi	3/2.0	1,568 (-4%)	2mo	$279,900	$179	62
116 Saltmeadow Cir	0.26mi	4/2.0 (+1)	1,828 (+12%)	4mo	$250,000	$137	59
112 Brackish Pl	0.58mi	3/2.0	1,731 (+6%)	6mo	$281,000	$162	58
6800 Oakhurst Dr	0.72mi	3/2.0	1,680 (+3%)	5mo	$189,999	$113	57
6900 Red Bud Ln	0.72mi	3/2.0	1,677 (+3%)	7mo	$242,500	$145	56
7780 Coral Ln	0.72mi	3/2.0	1,566 (-4%)	7mo	$254,000	$162	54
6929 Red Bud Ln	0.69mi	4/2.0 (+1)	1,416 (-13%)	8mo	$189,900	$134	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: -18.8%
• Equity multiple: 0.35×
• Total profit: $-49,965
• Equity at exit: $41,003

10-year hold

• IRR: -14.6%
• Equity multiple: 0.22×
• Total profit: $-60,019
• Equity at exit: $23,777

Cash invested: $77,000 (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: 723
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$115
• HOA: −$21
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-29

Break-even live

Break-even rent $2,095

Max offer price $269,894

Occupancy floor 96%

Sensitivity live

Price	-10% $127	-5% $49	+0% $-29	+5% $-107	+10% $-185
Rent	-10% $-192	-5% $-110	+0% $-29	+5% $52	+10% $134
Rate	-1.0pp $110	-0.5pp $41	base $-29	+0.5pp $-100	+1.0pp $-173

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Tantallon Dr Ocean Springs, MS	4.0	2.0	1966	$2,450	$1.25	15d	1	0.39mi
413 Sturnidae Cv Ocean Springs, MS	3.0	2.0	1676	$1,900	$1.13	46d	1	0.41mi
8001 Westwood Cir Ocean Springs, MS	3.0–5.0	2.0–3.0	1996	$2,000	$1.00	15d	1	0.65mi
1632 Emerald Lakes Dr Ocean Springs, MS	3.0–4.0	2.0	1585	$1,975	$1.25	15d	1	0.74mi
6717 Belle Fontaine Dr Unit 1032111P Ocean Springs, MS	3.0	3.0	1991	$7,902	$3.97	15d	1	1.06mi
1105 Spruce St Ocean Springs, MS	3.0	2.0	1130	$1,550	$1.37	15d	1	1.06mi
1608 Hunt St Ocean Springs, MS	3.0	2.0	1550	$1,700	$1.10	45d	1	1.07mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 21 events

1. 2026-06-13
   statusdays on market $275,000 Pending 22 DOM
2. 2026-06-10
   days on market $275,000 Active 21 DOM
3. 2026-06-09
   days on market $275,000 Active 20 DOM
4. 2026-06-08
   days on market $275,000 Active 19 DOM
5. 2026-06-07
   days on market $275,000 Active 18 DOM
6. 2026-06-02
   days on market $275,000 Active 13 DOM
7. 2026-06-01
   days on market $275,000 Active 12 DOM
8. 2026-05-31
   days on market $275,000 Active 11 DOM
9. 2026-05-30
   days on market $275,000 Active 10 DOM
10. 2026-05-11
    historical
11. 2026-05-01
    price $288,000
12. 2026-03-19
    listed $295,000 Active
13. 2022-05-06
    soldstatus Closed 743-char remark

    Show marketing remark (743 chars)

    This home can close in 10 days with DHI mortgage! The ''Emily'' plan is open concept with a formal dining area in the front of the home. This home has designer soft close cabinets, quartz countertops, subway tile backsplash, farmhouse sink and trey ceiling in living area and owners suite. Luxury vinyl flooring everywhere except the bedrooms which are carpeted. The owners suite has a trey ceiling, dual vanities, large soaker tub and a 5 foot tiled shower. Home is built with engineered plans for a lower insurance rate. Zip system exterior and roof covering is used as a defense for wind and storm driven rain. Home is smart home adapted and NOT in a flood zone. Pictures are of same plan but not of subject property so colors will differ.

14. 2022-04-08
    status Pending 743-char remark

    Show marketing remark (743 chars)

    This home can close in 10 days with DHI mortgage! The ''Emily'' plan is open concept with a formal dining area in the front of the home. This home has designer soft close cabinets, quartz countertops, subway tile backsplash, farmhouse sink and trey ceiling in living area and owners suite. Luxury vinyl flooring everywhere except the bedrooms which are carpeted. The owners suite has a trey ceiling, dual vanities, large soaker tub and a 5 foot tiled shower. Home is built with engineered plans for a lower insurance rate. Zip system exterior and roof covering is used as a defense for wind and storm driven rain. Home is smart home adapted and NOT in a flood zone. Pictures are of same plan but not of subject property so colors will differ.

15. 2022-04-03
    price $288,900 743-char remark

    Show marketing remark (743 chars)

    This home can close in 10 days with DHI mortgage! The ''Emily'' plan is open concept with a formal dining area in the front of the home. This home has designer soft close cabinets, quartz countertops, subway tile backsplash, farmhouse sink and trey ceiling in living area and owners suite. Luxury vinyl flooring everywhere except the bedrooms which are carpeted. The owners suite has a trey ceiling, dual vanities, large soaker tub and a 5 foot tiled shower. Home is built with engineered plans for a lower insurance rate. Zip system exterior and roof covering is used as a defense for wind and storm driven rain. Home is smart home adapted and NOT in a flood zone. Pictures are of same plan but not of subject property so colors will differ.

16. 2022-04-03
    status Active 743-char remark

    Show marketing remark (743 chars)

    This home can close in 10 days with DHI mortgage! The ''Emily'' plan is open concept with a formal dining area in the front of the home. This home has designer soft close cabinets, quartz countertops, subway tile backsplash, farmhouse sink and trey ceiling in living area and owners suite. Luxury vinyl flooring everywhere except the bedrooms which are carpeted. The owners suite has a trey ceiling, dual vanities, large soaker tub and a 5 foot tiled shower. Home is built with engineered plans for a lower insurance rate. Zip system exterior and roof covering is used as a defense for wind and storm driven rain. Home is smart home adapted and NOT in a flood zone. Pictures are of same plan but not of subject property so colors will differ.

17. 2022-02-17
    status Pending 743-char remark

    Show marketing remark (743 chars)

    This home can close in 10 days with DHI mortgage! The ''Emily'' plan is open concept with a formal dining area in the front of the home. This home has designer soft close cabinets, quartz countertops, subway tile backsplash, farmhouse sink and trey ceiling in living area and owners suite. Luxury vinyl flooring everywhere except the bedrooms which are carpeted. The owners suite has a trey ceiling, dual vanities, large soaker tub and a 5 foot tiled shower. Home is built with engineered plans for a lower insurance rate. Zip system exterior and roof covering is used as a defense for wind and storm driven rain. Home is smart home adapted and NOT in a flood zone. Pictures are of same plan but not of subject property so colors will differ.

18. 2022-02-10
    price $280,900 743-char remark

    Show marketing remark (743 chars)

    This home can close in 10 days with DHI mortgage! The ''Emily'' plan is open concept with a formal dining area in the front of the home. This home has designer soft close cabinets, quartz countertops, subway tile backsplash, farmhouse sink and trey ceiling in living area and owners suite. Luxury vinyl flooring everywhere except the bedrooms which are carpeted. The owners suite has a trey ceiling, dual vanities, large soaker tub and a 5 foot tiled shower. Home is built with engineered plans for a lower insurance rate. Zip system exterior and roof covering is used as a defense for wind and storm driven rain. Home is smart home adapted and NOT in a flood zone. Pictures are of same plan but not of subject property so colors will differ.

19. 2022-02-07
    price $275,900 743-char remark

    Show marketing remark (743 chars)

    This home can close in 10 days with DHI mortgage! The ''Emily'' plan is open concept with a formal dining area in the front of the home. This home has designer soft close cabinets, quartz countertops, subway tile backsplash, farmhouse sink and trey ceiling in living area and owners suite. Luxury vinyl flooring everywhere except the bedrooms which are carpeted. The owners suite has a trey ceiling, dual vanities, large soaker tub and a 5 foot tiled shower. Home is built with engineered plans for a lower insurance rate. Zip system exterior and roof covering is used as a defense for wind and storm driven rain. Home is smart home adapted and NOT in a flood zone. Pictures are of same plan but not of subject property so colors will differ.

20. 2022-02-07
    price $281,900 743-char remark

    Show marketing remark (743 chars)

    This home can close in 10 days with DHI mortgage! The ''Emily'' plan is open concept with a formal dining area in the front of the home. This home has designer soft close cabinets, quartz countertops, subway tile backsplash, farmhouse sink and trey ceiling in living area and owners suite. Luxury vinyl flooring everywhere except the bedrooms which are carpeted. The owners suite has a trey ceiling, dual vanities, large soaker tub and a 5 foot tiled shower. Home is built with engineered plans for a lower insurance rate. Zip system exterior and roof covering is used as a defense for wind and storm driven rain. Home is smart home adapted and NOT in a flood zone. Pictures are of same plan but not of subject property so colors will differ.

21. 2022-02-05
    listed $275,900 Active 743-char remark

    Show marketing remark (743 chars)

    This home can close in 10 days with DHI mortgage! The ''Emily'' plan is open concept with a formal dining area in the front of the home. This home has designer soft close cabinets, quartz countertops, subway tile backsplash, farmhouse sink and trey ceiling in living area and owners suite. Luxury vinyl flooring everywhere except the bedrooms which are carpeted. The owners suite has a trey ceiling, dual vanities, large soaker tub and a 5 foot tiled shower. Home is built with engineered plans for a lower insurance rate. Zip system exterior and roof covering is used as a defense for wind and storm driven rain. Home is smart home adapted and NOT in a flood zone. Pictures are of same plan but not of subject property so colors will differ.

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $2,172 · $181/mo
• Expected delta: +$1,244/yr (+$104/mo · 134.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $24,702
• − Mortgage interest: −$15,404
• − Property taxes: −$928
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − HOA: −$252
• − Depreciation: −$8,000
• Taxable loss: −$5,210
• Est. tax savings @ 24.0%: +$1,251
• After-tax cash flow: $904/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

• 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

-0.3% since first listed

14 events — show timeline

• 2026-06-11 Pending — MLSU
• 2026-05-20 Listed $275,000 MLSU
• 2026-05-11 Listing Removed — MLSU
• 2026-05-01 Price Changed $288,000 MLSU
• 2026-03-19 Listed $295,000 MLSU
• 2022-05-06 Sold (MLS) — MLSU
• 2022-04-08 Pending — MLSU
• 2022-04-03 Price Changed $288,900 MLSU
• 2022-04-03 Relisted — MLSU
• 2022-02-17 Pending — MLSU
• 2022-02-10 Price Changed $280,900 MLSU
• 2022-02-07 Price Changed $275,900 MLSU
• 2022-02-07 Price Changed $281,900 MLSU
• 2022-02-05 Listed $275,900 MLSU

Property tax history

+46.6%/yr

Latest (2025): $928 · +0.7% YoY. Source: county tax records.