2501 Bienville Blvd #523 · Ocean Springs, MS
Flood risk 10/10 · Severe
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.99%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $1,241 – $2,305
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 22 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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 +15.0/15.0
- Cash flow +7.6/30.0
- Schools +6.3/10.0
- 1% rule +4.3/10.0
- Livability +4.3/5.0
- Condition / age +4.0/5.0
- Rent growth +2.8/5.0
- DSCR +1.7/10.0
- Appreciation +0.0/10.0
$197,000
2501 Bienville Blvd #523 · Ocean Springs, MS 39564
1 bd · 1.0 ba · 855 sqft · Condo
· 29 Days on market
Built 2019
$230/sqft
· 18% below area
Est $242k · 18% under
$327/mo HOA · 18% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Great opportunity for maintenance free living in Ocean Springs, in Golf Cart District, for under $200,000. So much better than an apartment. The Inlet Condos are located in a very convenient area of Ocean Springs and have an amazing pool with lounge chairs in the pool, if you want to work on an amazing tan, there's also a fitness center, so no need to also pay a gym membership. There's an amazing clubhouse, bike, kayak and paddle board storage area, walking trail thru the woods and by the water and a kayak and paddle board launch area on the bayou. For dog lovers, there's a dog run/park. Close to downtown, restaurants, stores and all you could want.
Key facts
- Walking trail
- Dog run park
- Golf cart district
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath condo listed at $197k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-667 ($-8k/yr) — negative.
- To cash-flow at today's rent, offer at most $101k (49.0% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (7.0% below list).
- Recommended offer: $101k (49.0% below list) — sets the bar for cash-flow.
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 Upper Elementary Scho (math 59% / reading 56%, grade B, #12 of 179 statewide, top 6%, 1,332 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 29 days — a 2% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
- 5 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
- 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
$100,507
(49.0% below list)
Questions for the listing agent
- 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?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 0.93% ✗
- Cap rate
- 4.83%
- Cash-on-cash
- -5.23%
- DSCR
- 0.77
- GRM
- 9.0
CMA / ARV
- ARV (median comp)
- $241,646
- List price
- $197,000
- Delta
- -18.48%
- 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 #236 | 0.00mi | 2/2.0 (+1) | 1,044 (+22%) | 11mo | $239,500 | $229 | 57 |
| 3230 Cumberland Rd #70 | 0.74mi | 1/1.5 | 896 (+5%) | 4mo | $120,000 | $134 | 52 |
| 3230 Cumberand Rd #56 | 0.76mi | 1/1.5 | 849 (-1%) | 13mo | $109,000 | $128 | 51 |
| 2207 Government St #6 | 0.74mi | 2/2.0 (+1) | 862 (+1%) | 12mo | $334,900 | $389 | 45 |
| 3230 Cumberland Rd #7 | 0.74mi | 2/1.5 (+1) | 941 (+10%) | 2mo | $117,000 | $124 | 40 |
| 3230 Cumberland Rd #87 | 0.76mi | 2/1.5 (+1) | 945 (+10%) | 13mo | $135,000 | $143 | 29 |
| 2207 Government St #20 | 0.74mi | 2/2.0 (+1) | 1,010 (+18%) | 3mo | $350,000 | $347 | 29 |
| 2207 Government St #29 | 0.74mi | 2/2.5 (+1) | 1,010 (+18%) | 3mo | $379,000 | $375 | 27 |
| 3230 Cumberland Rd #42 | 0.76mi | 2/1.5 (+1) | 1,050 (+23%) | 13mo | $105,000 | $100 | 22 |
| 2207 Government St #19 | 0.74mi | 2/2.0 (+1) | 1,010 (+18%) | 11mo | $350,000 | $347 | 22 |
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
- -47.1%
- Equity multiple
- -0.40×
- Total profit
- $-76,969
- Equity at exit
- $29,373
10-year hold
- IRR
- —
- Equity multiple
- -1.39×
- Total profit
- $-131,877
- Equity at exit
- $17,033
Cash invested: $55,160 (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.
Active competition Active MLS
- For sale now
- 1 active
- Median asking
- $199,000 ($227/sqft)
- Median days on market
- 176 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +24.3% 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
- 9.0×
Monthly cashflow live
↻
- Estimated rent
- $1,833 high interval (Pro) →
- Mortgage (P&I)
- −$1,033
- Tax est. 1.5%
- −$246 /mo · $2,955/yr
- Insurance
- −$82
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$327
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$385
- Net cashflow
- $-667
Break-even live
Break-even rent
$2,677
Max offer price
$100,507
Occupancy floor
—
Sensitivity live
| Price | -10% $-531 | -5% $-599 | +0% $-667 | +5% $-735 | +10% $-803 |
|---|---|---|---|---|---|
| Rent | -10% $-812 | -5% $-739 | +0% $-667 | +5% $-594 | +10% $-522 |
| Rate | -1.0pp $-568 | -0.5pp $-617 | base $-667 | +0.5pp $-718 | +1.0pp $-770 |
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
- $49,250
- Closing costs
- $5,910
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
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
- HOA & community
- Association with monthly feeAssociation fee includes grounds maintenance, management, and pool serviceCommunity amenities: boating, clubhouse, fishing, golf, hiking/walking trails, pool, restaurant, near entertainment
Exterior
- Parking
- Common concrete parking lot
- Utilities
- Public waterPublic sewerElectricity connectedWater connectedSewer connected
- Home design
- Condominium in a midrise building (3–6 floors)Move-in readyOne levelUnit faces the water and trees
- Construction
- HardiPlank-type and stucco exteriorSlab foundationArchitectural shingle roofBuilt (year per public records)
- Exterior features
- Porch and rear porchOutdoor grillFenced in-ground saltwater poolDog run / kennelBayou and Gulf access waterfront with partial wetlands and water views
Interior
- Kitchen
- DishwasherFree-standing electric ovenMicrowaveRefrigerator
- Bedrooms
- Walk-in closet(s)
- Flooring
- Luxury vinyl
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- Ceiling fansKitchen islandOpen floorplanRecessed lightingStone countertopsWalk-in closet(s)Double-pane, ENERGY STAR qualified windows
- Laundry & utility
- Dedicated laundry room
HOA detail $327/mo · $3,924/yr condo
- Likely covers
- waterpoolgym
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-08-08days on market $197,000 Active 29 DOM
-
2026-08-07days on market $197,000 Active 28 DOM
-
2026-08-06days on market $197,000 Active 27 DOM
-
2026-08-05days on market $197,000 Active 26 DOM
-
2026-08-04days on market $197,000 Active 25 DOM
-
2026-08-03days on market $197,000 Active 24 DOM
-
2026-07-31days on market $197,000 Active 21 DOM
-
2026-07-29days on market $197,000 Active 19 DOM
-
2026-07-27days on market $197,000 Active 17 DOM
-
2026-07-25days on market $197,000 Active 15 DOM
-
2026-07-23days on market $197,000 Active 13 DOM
-
2026-07-22days on market $197,000 Active 12 DOM
-
2026-07-21days on market $197,000 Active 11 DOM
-
2026-07-18days on market $197,000 Active 8 DOM
-
2026-07-16days on market $197,000 Active 6 DOM
-
2026-07-16days on market $197,000 Active 5 DOM
-
2026-07-14days on market $197,000 Active 4 DOM
-
2026-07-13days on market $197,000 Active 3 DOM
-
2026-07-12days on market $197,000 Active 2 DOM
-
2026-07-11remarks 699-char remark
-
2026-07-11days on market $197,000 Active 1 DOM
-
2026-06-30days on market $197,000 Active 175 DOM
-
2026-06-29days on market $197,000 Active 174 DOM
-
2026-06-28days on market $197,000 Active 173 DOM
-
2026-06-28days on market $197,000 Active 172 DOM
-
2026-06-27days on market $197,000 Active 171 DOM
-
2026-06-25days on market $197,000 Active 169 DOM
-
2026-06-23days on market $197,000 Active 167 DOM
-
2026-06-21days on market $197,000 Active 166 DOM
-
2026-06-18days on market $197,000 Active 163 DOM
-
2026-06-17days on market $197,000 Active 162 DOM
-
2026-06-16days on market $197,000 Active 161 DOM
-
2026-06-15days on market $197,000 Active 160 DOM
-
2026-06-14days on market $197,000 Active 158 DOM
-
2026-06-13days on market $197,000 Active 157 DOM
-
2026-06-10days on market $197,000 Active 155 DOM
-
2026-06-09days on market $197,000 Active 154 DOM
-
2026-06-08days on market $197,000 Active 153 DOM
-
2026-06-07days on market $197,000 Active 152 DOM
-
2026-06-02days on market $197,000 Active 147 DOM
-
2026-06-01days on market $197,000 Active 146 DOM
-
2026-05-31days on market $197,000 Active 145 DOM
-
2026-05-30days on market $197,000 Active 144 DOM
-
2026-05-08price $197,000 2106-char remark
-
2026-02-13price $204,900 2106-char remark
-
2026-01-06$220,000 Active 2106-char remark
-
2026-01-06historical
-
2025-10-24price $220,000
-
2025-10-24$210,000 Active
-
2025-06-04soldstatus Closed
ⓘ 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $21,997
- − Mortgage interest
- −$11,035
- − Property taxes
- −$2,955
- − Insurance
- −$6,104
- − Repairs & maintenance
- −$1,760
- − Management
- −$1,760
- − HOA
- −$3,924
- − Depreciation
- −$5,731
- Taxable loss
- −$11,271
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,705
- After-tax cash flow
- $-5,297/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 · 6 photos
80/100
None rehab
This well-maintained and modern condo in Ocean Springs offers a perfect blend of comfort and coastal charm, with no immediate repairs needed and high potential for value enhancement through minor updates.
Value-add opportunities
- Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
- Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/renters. ↑
- Resale Updating the kitchen backsplash — A fresh backsplash can add visual interest and value to the kitchen. ↑
C
Composite school gradezoned avg 63/100
Zoned Schools
Elementary
Oak Park Elementary School
B
MS #18/375
Nat'l #6,217/41,679
Middle
Ocean Springs Upper Elementary Scho
B
MS #12/179
Nat'l #2,146/14,009
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
- 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
Price history
+16.6% since first listed15 events — show timeline
- 2026-07-10 Listed $197,000 MLSU
- 2026-06-30 Listing Removed — MLSU
- 2026-05-08 Price Changed $197,000 MLSU
- 2026-02-13 Price Changed $204,900 MLSU
- 2026-01-06 Listing Removed — MLSU
- 2026-01-06 Listed $220,000 MLSU
- 2025-10-24 Price Changed $220,000 MLSU
- 2025-10-24 Listed $210,000 MLSU
- 2025-06-04 Sold (MLS) — MLSU
- 2025-05-24 Pending — MLSU
- 2025-04-29 Price Changed $197,000 MLSU
- 2025-04-05 Listed $199,900 MLSU
- 2022-02-01 Sold (MLS) — MLSU
- 2022-01-19 Pending — MLSU
- 2022-01-15 Listed $169,000 MLSU
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…