3230 Cumberland Rd #10 · Ocean Springs, MS 39564

$129,000

2 bd · 1.5 ba · 1,050 sqft · Condo · 298 Days on market

Built 1972 Fair condition $123/sqft · 6% below area Est $138k · 6% under

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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 +18.5/30.0
• ARV discount +10.4/15.0
• 1% rule +9.0/10.0
• DSCR +5.8/10.0
• Schools +5.3/10.0
• Livability +4.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2 bedroom, 1.5 bath end unit condo is ideally located near Downtown Ocean Springs, making it perfect as a vacation home, primary residence, or investment property. Come enjoy living on the beautiful Ms Gulf Coast which offers lots of great seafood and restaurants, beaches, golf, casinos, entertainment, fishing and boating and much more. This community offers several amenities which includes: tennis courts, picnic area, gym, swimming pool, club house, putting green and a marina with boat slips that are available to purchase. The HOA covers maintenance of the common grounds, landscaping, pest control, water/sewage, building upkeep, club house, pool, as well as exterior building insurance and flood insurance. Come enjoy this cozy and quiet community nestled back along the bayou!

Key facts

• Picnic area
• Tennis courts
• Swimming pool

Tags

• END UNIT CONDO
• NEAR DOWNTOWN OCEAN SPRINGS
• TENNIS COURTS
• PICNIC AREA
• GYM
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $129k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $57 ($683/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.2% 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.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 42% 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 $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 23% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 298 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.40% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 6.0

CMA / ARV

• ARV (median comp): $137,750
• List price: $129,000
• Delta: -6.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.45×
• Total profit: $-19,976
• Equity at exit: $19,234

10-year hold

• IRR: -12.2%
• Equity multiple: 0.35×
• Total profit: $-23,391
• Equity at exit: $11,154

Cash invested: $36,120 (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: 714
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 5 same-building comps: −$410
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $57

Break-even live

Break-even rent $1,732

Max offer price $129,000

Occupancy floor 92%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	43d	1	0.74mi
2501 Bienville Blvd Ocean Springs, MS	1.0	1.0	855	$1,900	$2.22	13d	1	0.83mi
2501 Bienville Blvd Ocean Springs, MS	2.0	2.0	1156	$2,000	$1.73	43d	1	0.83mi
3500 Groveland Rd Ocean Springs, MS	2.0–3.0	2.0	1173	$1,350	$1.15	13d	1	0.98mi
212 Maple Dr Ocean Springs, MS	3.0	1.5	1092	$1,475	$1.35	13d	1	0.99mi
623 Camellia Pointe Blvd Ocean Springs, MS	2.0	2.0	1333	$2,200	$1.65	43d	1	1.09mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	13d	1	1.24mi
230 Saratoga Dr Ocean Springs, MS	3.0	2.0	1450	$1,800	$1.24	43d	1	1.26mi
230 Saratoga Dr Ocean Springs, MS	3.0	2.0	1380	$1,850	$1.34	13d	1	1.26mi
422 Whispering Pine Dr Ocean Springs, MS	3.0	2.0	1075	$1,795	$1.67	13d	1	1.26mi
237 Saratoga Dr Ocean Springs, MS	3.0	2.0	1295	$2,150	$1.66	13d	1	1.30mi
246 Woodland Cir Ocean Springs, MS	3.0	1.0	984	$1,475	$1.50	43d	1	1.32mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterlandscapinginsurancepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $129,000 Active 298 DOM
2. 2026-06-17
   days on market $129,000 Active 297 DOM
3. 2026-06-16
   days on market $129,000 Active 296 DOM
4. 2026-06-15
   days on market $129,000 Active 295 DOM
5. 2026-06-14
   days on market $129,000 Active 293 DOM
6. 2026-06-13
   days on market $129,000 Active 292 DOM
7. 2026-06-10
   days on market $129,000 Active 290 DOM
8. 2026-06-09
   days on market $129,000 Active 289 DOM
9. 2026-06-08
   days on market $129,000 Active 288 DOM
10. 2026-06-07
    days on market $129,000 Active 287 DOM
11. 2026-06-02
    days on market $129,000 Active 282 DOM
12. 2026-06-01
    days on market $129,000 Active 281 DOM
13. 2026-05-31
    days on market $129,000 Active 280 DOM
14. 2026-05-30
    days on market $129,000 Active 279 DOM
15. 2026-01-20
    price $129,000 800-char remark

    Show marketing remark (800 chars)

    This charming 2 bedroom, 1.5 bath end unit condo is ideally located near Downtown Ocean Springs, making it perfect as a vacation home, primary residence, or investment property. Come enjoy living on the beautiful Ms Gulf Coast which offers lots of great seafood and restaurants, beaches, golf, casinos, entertainment, fishing and boating and much more. This community offers several amenities which includes: tennis courts, picnic area, gym, swimming pool, club house, putting green and a marina with boat slips that are available to purchase. The HOA covers maintenance of the common grounds, landscaping, pest control, water/sewage, building upkeep, club house, pool, as well as exterior building insurance and flood insurance. Come enjoy this cozy and quiet community nestled back along the bayou!

16. 2025-10-01
    price $134,000 800-char remark

    Show marketing remark (800 chars)

    This charming 2 bedroom, 1.5 bath end unit condo is ideally located near Downtown Ocean Springs, making it perfect as a vacation home, primary residence, or investment property. Come enjoy living on the beautiful Ms Gulf Coast which offers lots of great seafood and restaurants, beaches, golf, casinos, entertainment, fishing and boating and much more. This community offers several amenities which includes: tennis courts, picnic area, gym, swimming pool, club house, putting green and a marina with boat slips that are available to purchase. The HOA covers maintenance of the common grounds, landscaping, pest control, water/sewage, building upkeep, club house, pool, as well as exterior building insurance and flood insurance. Come enjoy this cozy and quiet community nestled back along the bayou!

17. 2025-08-24
    listed $138,000 Active 800-char remark

    Show marketing remark (800 chars)

    This charming 2 bedroom, 1.5 bath end unit condo is ideally located near Downtown Ocean Springs, making it perfect as a vacation home, primary residence, or investment property. Come enjoy living on the beautiful Ms Gulf Coast which offers lots of great seafood and restaurants, beaches, golf, casinos, entertainment, fishing and boating and much more. This community offers several amenities which includes: tennis courts, picnic area, gym, swimming pool, club house, putting green and a marina with boat slips that are available to purchase. The HOA covers maintenance of the common grounds, landscaping, pest control, water/sewage, building upkeep, club house, pool, as well as exterior building insurance and flood insurance. Come enjoy this cozy and quiet community nestled back along the bayou!

18. 2023-06-22
    soldstatus Closed 826-char remark

    Show marketing remark (826 chars)

    This end unit townhouse style condo is perfect for someone looking to downsize, have as an investment property or vacation home! It's centrally located to all that Downtown Ocean Springs has to offer and just a short drive to anywhere else you'd like to go along the Gulf Coast. This 2 bedroom unit comes with 1yr old stainless steel appliances in the kitchen, tile downstairs and new carpet upstairs. This nicely maintained community includes tennis courts, picnic area, gym, swimming pool, club house, putting green and a marina with boat slips that are available to purchase. HOA covers maintenance of the common grounds, landscaping, pest control, water/sewage, building upkeep, club house, pool, as well as exterior building insurance and flood insurance. Come enjoy this quite community nestled back along the bayou!

19. 2023-06-09
    status Pending 826-char remark

    Show marketing remark (826 chars)

    This end unit townhouse style condo is perfect for someone looking to downsize, have as an investment property or vacation home! It's centrally located to all that Downtown Ocean Springs has to offer and just a short drive to anywhere else you'd like to go along the Gulf Coast. This 2 bedroom unit comes with 1yr old stainless steel appliances in the kitchen, tile downstairs and new carpet upstairs. This nicely maintained community includes tennis courts, picnic area, gym, swimming pool, club house, putting green and a marina with boat slips that are available to purchase. HOA covers maintenance of the common grounds, landscaping, pest control, water/sewage, building upkeep, club house, pool, as well as exterior building insurance and flood insurance. Come enjoy this quite community nestled back along the bayou!

20. 2023-06-02
    price $130,000 826-char remark

    Show marketing remark (826 chars)

    This end unit townhouse style condo is perfect for someone looking to downsize, have as an investment property or vacation home! It's centrally located to all that Downtown Ocean Springs has to offer and just a short drive to anywhere else you'd like to go along the Gulf Coast. This 2 bedroom unit comes with 1yr old stainless steel appliances in the kitchen, tile downstairs and new carpet upstairs. This nicely maintained community includes tennis courts, picnic area, gym, swimming pool, club house, putting green and a marina with boat slips that are available to purchase. HOA covers maintenance of the common grounds, landscaping, pest control, water/sewage, building upkeep, club house, pool, as well as exterior building insurance and flood insurance. Come enjoy this quite community nestled back along the bayou!

21. 2023-04-24
    listed $135,000 Active 826-char remark

    Show marketing remark (826 chars)

    This end unit townhouse style condo is perfect for someone looking to downsize, have as an investment property or vacation home! It's centrally located to all that Downtown Ocean Springs has to offer and just a short drive to anywhere else you'd like to go along the Gulf Coast. This 2 bedroom unit comes with 1yr old stainless steel appliances in the kitchen, tile downstairs and new carpet upstairs. This nicely maintained community includes tennis courts, picnic area, gym, swimming pool, club house, putting green and a marina with boat slips that are available to purchase. HOA covers maintenance of the common grounds, landscaping, pest control, water/sewage, building upkeep, club house, pool, as well as exterior building insurance and flood insurance. Come enjoy this quite community nestled back along the bayou!

22. 2022-04-22
    soldstatus Closed
23. 2022-04-14
    status Pending
24. 2022-04-12
    listed $113,000 Active
25. 2015-04-29
    soldstatus
26. 2014-05-15
    listed $65,000

ⓘ 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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $21,643
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$1,442
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − HOA: −$4,920
• − Depreciation: −$3,753
• Taxable loss: −$1,096
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $946/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

Fair 45/100 Moderate rehab

This 2-bedroom, 1.5-bath condo requires moderate repairs and maintenance, including painting and landscaping, to improve its condition and value.

Repairs flagged

• Minor Painting — Painted siding shows some wear
• Minor Landscaping — Some overgrown vegetation

Value-add opportunities

• Both Painting — Improves curb appeal and interior aesthetics
• Both Landscaping — Enhances curb appeal and property value
• Resale Kitchen appliances — Stainless steel appliances are a desirable feature for potential buyers
• Resale Bathroom fixtures — Upgrading standard fixtures can increase appeal and value
• Resale Flooring — Replacing worn-out flooring can improve the overall look and feel of the home

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting · Painted siding shows some wear	Minor	$500–3,000
Landscaping · Some overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting — Improves curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and property value ↑
• Resale Kitchen appliances — Stainless steel appliances are a desirable feature for potential buyers ↑
• Resale Bathroom fixtures — Upgrading standard fixtures can increase appeal and value ↑
• Resale Flooring — Replacing worn-out flooring can improve the overall look and feel of the home ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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 · 82,196 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: 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

+98.5% since first listed

12 events — show timeline

• 2026-01-20 Price Changed $129,000 MLSU
• 2025-10-01 Price Changed $134,000 MLSU
• 2025-08-24 Listed $138,000 MLSU
• 2023-06-22 Sold (MLS) — MLSU
• 2023-06-09 Pending — MLSU
• 2023-06-02 Price Changed $130,000 MLSU
• 2023-04-24 Listed $135,000 MLSU
• 2022-04-22 Sold (MLS) — MLSU
• 2022-04-14 Pending — MLSU
• 2022-04-12 Listed $113,000 MLSU
• 2015-04-29 Sold (MLS) — MLSU
• 2014-05-15 Listed $65,000 MLSU