6531 Alakoko Dr · Diamondhead, MS 39525

$239,900

3 bd · 2.0 ba · 1,174 sqft · SingleFamily public records · 50 Days on market

Built 1983 0.31 ac lot $204/sqft · 18% above area Est $310k · 23% under

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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 +15.0/15.0
• Cash flow +11.7/30.0
• Schools +3.9/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3 bedroom 2 bath home in a lovely neighborhood in Diamondhead. Updated kitchen with stainless appliances, easy close drawers, large laundry room, spacious master suite downstairs, with 2 nice sized bedrooms upstairs featuring a shared bath. This week any fogged windows have been replaced. Beautiful lot with a rear deck overlooking the trees and abundant with wild life. Close to the Diamondhead Country Club and Pro Shop ...

Key facts

• Stainless appliances
• Large laundry room
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS APPLIANCES
• LARGE LAUNDRY ROOM
• REAR DECK
• OVERLOOKING THE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-71 ($-853/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (23.1% below list).
• Recommended offer: $184k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.8% in Diamondhead — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#59 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Hancock County School District (rural): math 47% / reading 44% proficiency, ranked #23 of 130 in MS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 246 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 248 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Hancock County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,491 (23.1% 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 50 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

• ARV (median comp): $310,486
• List price: $239,900
• Delta: -22.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-43,452
• Equity at exit: $35,770

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-43,875
• Equity at exit: $20,742

Cash invested: $67,172 (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 39525

• Home prices YoY: -19.1%
• Active inventory: 246
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$171 /mo · $2,046/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-71

Break-even live

Break-even rent $1,935

Max offer price $227,346

Occupancy floor 99%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Molokai Vlg Diamondhead, MS	2.0	2.0	951	$1,250	$1.31	21d	1	0.22mi
5402 Gex Dr Diamondhead, MS	2.0	1.0	1240	$1,500	$1.21	13d	1	0.75mi
250 Highpoint Dr Diamondhead, MS	2.0	2.5	1367	$2,500	$1.83	43d	1	0.88mi
250 Highpoint Dr Unit 250 Diamondhead, MS	2.0	2.5	1367	$2,500	$1.83	21d	1	0.88mi
289 Highpoint Dr Diamondhead, MS	2.0	2.5	1340	$1,700	$1.27	13d	1	0.93mi

Listing history 24 events

1. 2026-06-13
   statusdays on market $239,900 Pending 50 DOM
2. 2026-06-10
   days on market $239,900 Active 49 DOM
3. 2026-06-09
   days on market $239,900 Active 48 DOM
4. 2026-06-08
   days on market $239,900 Active 47 DOM
5. 2026-06-07
   days on market $239,900 Active 46 DOM
6. 2026-06-05
   days on market $239,900 Active 43 DOM
7. 2026-06-03
   days on market $239,900 Active 42 DOM
8. 2026-06-02
   days on market $239,900 Active 41 DOM
9. 2026-06-01
   days on market $239,900 Active 40 DOM
10. 2026-05-31
    days on market $239,900 Active 39 DOM
11. 2026-05-30
    days on market $239,900 Active 38 DOM
12. 2026-04-21
    listed $243,750 Active 439-char remark

    Show marketing remark (439 chars)

    Adorable 3 bedroom 2 bath home in a lovely neighborhood in Diamondhead. Updated kitchen with stainless appliances, easy close drawers, large laundry room, spacious master suite downstairs, with 2 nice sized bedrooms upstairs featuring a shared bath. This week any fogged windows have been replaced. Beautiful lot with a rear deck overlooking the trees and abundant with wild life. Close to the Diamondhead Country Club and Pro Shop ...

13. 2021-10-01
    historical
14. 2021-10-01
    historical
15. 2020-11-20
    soldstatus
16. 2020-10-03
    listed $159,900
17. 2017-07-25
    historical
18. 2017-01-06
    listed $134,900
19. 2015-12-21
    listed $135,000
20. 2014-09-07
    listed $125,500
21. 2008-10-15
    soldstatus
22. 2008-10-10
    soldstatus
23. 2007-05-02
    listed $110,000
24. 1998-03-27
    soldstatus

ⓘ 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: $2,046 · $171/mo
• Projected year-2 tax: $2,046 · $171/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 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: $22,139
• − Mortgage interest: −$13,438
• − Property taxes: −$2,046
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$6,979
• Taxable loss: −$5,066
• Est. tax savings @ 24.0%: +$1,216
• After-tax cash flow: $363/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: Hancock County School District
• NCES district ID: 2801740
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $47,971
• Composite: 38.88/100
• National rank: #4099
• State rank: #23 of 130 in MS

Livability — Diamondhead

• Score: 68/100
• State rank: #59
• US rank: #9320

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamondhead, MS
• County: Hancock County · 9,338 people
• City population: 9,338
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 9,338
• Household income: $87,407
• Rent vs Own: 10.3% rent · 89.7% own

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 52,161 people
• By 2030: 54,753 · +5.0%
• By 2040: 59,242 · +13.6%
• By 2050: 62,417 · +19.7%
• By 2075: 68,168 · +30.7%
• By 2100: 69,212 · +32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 10% Slovak 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+58.7) · D 20.1% · R 78.8% · Other 1.1%
• 2008→2024 swing: -4.4pp toward R · 2008: -54.2pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+55.5 2016: R+59.4 2012: R+52.8 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.77%
• Current HPI: 193.4883
• Rent YoY: —
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+121.6% since first listed

13 events — show timeline

• 2026-04-21 Listed $243,750 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2020-11-20 Sold (MLS) — MLSU
• 2020-10-03 Listed $159,900 MLSU
• 2017-07-25 Listing Removed — MLSU
• 2017-01-06 Listed $134,900 MLSU
• 2015-12-21 Listed $135,000 MLSU
• 2014-09-07 Listed $125,500 MLSU
• 2008-10-15 Sold (Public Records) — Public Records
• 2008-10-10 Sold (MLS) — MLSU
• 2007-05-02 Listed $110,000 MLSU
• 1998-03-27 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,046 · +0.0% YoY. Source: county tax records.