1256 Kapalama Way · Diamondhead, MS 39525

$199,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 87 Days on market

Built 1997 2,178 sqft lot $137/sqft · at area comps Est $204k · at est. $66/mo HOA · 3% of rent

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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 +23.2/30.0
• ARV discount +8.4/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! Beautifully updated home in Diamondhead! This 3 bedroom and 2 bath home offers just above 1400 square feet. Newly updated LVP flooring throughout, granite in kitchen and bathrooms, and all of the appliances are here to STAY! The primary bedroom offers a large walk-in closet with an easy access and tiled shower. Not keen to yard-work...HOA covers yard maintenance. Schedule your appointment today!

Key facts

• $66 HOA
• 2 garage spots
• Built 1997

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.8% in Diamondhead — 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 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 30% of the median local income ($87k/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 $6k 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 87 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $204,090
• List price: $199,900
• Delta: -2.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87112 Highpoint Dr	0.33mi	3/2.0	1,475 (+1%)	1mo	$319,000	$216	82
10763 Lilinoe Way	0.39mi	3/2.0	1,444 (-1%)	5mo	$175,000	$121	76
10737 Linohau Way	0.34mi	3/2.0	1,508 (+4%)	4mo	$239,500	$159	75
9823 Ala Moana St	0.45mi	3/2.0	1,498 (+3%)	2mo	$229,000	$153	73
9827 Ana Hulu St	0.51mi	3/2.0	1,469 (+1%)	3mo	$245,000	$167	72
8826 Kipapa Way	0.54mi	3/2.0	1,413 (-3%)	1mo	$249,000	$176	69
9826 Ala Moana St	0.48mi	4/2.0 (+1)	1,361 (-6%)	1mo	$239,997	$176	61
988 Kaimuki Ct	0.51mi	3/2.0	1,315 (-10%)	1mo	$189,999	$144	60
9838 Ala Moana St	0.47mi	3/2.0	1,614 (+11%)	1mo	$299,900	$186	59
9624 Kini Pl	0.30mi	3/2.0	1,668 (+15%)	3mo	$219,000	$131	59
8878 Kipapa Ct	0.40mi	3/2.0	1,288 (-12%)	5mo	$199,000	$155	58
992 Halawa Ct	0.74mi	3/2.0	1,356 (-7%)	1mo	$269,900	$199	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-9,211
• Equity at exit: $29,806

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $21,932
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,216 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$190 /mo · $2,276/yr
• Insurance: −$83
• HOA: −$66
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $363

Break-even live

Break-even rent $1,756

Max offer price $199,900

Occupancy floor 79%

Sensitivity live

Price	-10% $477	-5% $420	+0% $363	+5% $307	+10% $250
Rent	-10% $188	-5% $276	+0% $363	+5% $451	+10% $538
Rate	-1.0pp $464	-0.5pp $414	base $363	+0.5pp $312	+1.0pp $259

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Highpoint Dr Unit 250 Diamondhead, MS	2.0	2.5	1367	$2,500	$1.83	22d	1	0.38mi
250 Highpoint Dr Diamondhead, MS	2.0	2.5	1367	$2,500	$1.83	44d	1	0.38mi
289 Highpoint Dr Diamondhead, MS	2.0	2.5	1340	$1,700	$1.27	14d	1	0.39mi
208 Molokai Vlg Diamondhead, MS	2.0	2.0	951	$1,250	$1.31	22d	1	1.43mi

HOA detail

• Monthly dues: $66 · $792/yr

Listing history 28 events

1. 2026-06-19
   remarks 420-char remark
2. 2026-06-18
   days on market $199,900 Active 87 DOM
3. 2026-06-17
   days on market $199,900 Active 86 DOM
4. 2026-06-16
   days on market $199,900 Active 85 DOM
5. 2026-06-15
   days on market $199,900 Active 84 DOM
6. 2026-06-14
   days on market $199,900 Active 82 DOM
7. 2026-06-13
   days on market $199,900 Active 81 DOM
8. 2026-06-10
   days on market $199,900 Active 79 DOM
9. 2026-06-09
   days on market $199,900 Active 78 DOM
10. 2026-06-08
    days on market $199,900 Active 77 DOM
11. 2026-06-07
    pricedays on market $199,900 Active 76 DOM
12. 2026-06-05
    days on market $205,000 Active 73 DOM
13. 2026-06-03
    days on market $205,000 Active 72 DOM
14. 2026-06-02
    days on market $205,000 Active 71 DOM
15. 2026-06-01
    days on market $205,000 Active 70 DOM
16. 2026-05-31
    days on market $205,000 Active 69 DOM
17. 2026-05-30
    days on market $205,000 Active 68 DOM
18. 2026-03-23
    listed $205,000 Active 412-char remark

    Show marketing remark (412 chars)

    Welcome home! Beautifully updated home in Diamondhead! This 3 bedroom and 2 bath home offers just above 1400 square feet. Newly updated LVP flooring throughout, granite in kitchen and bathrooms, and all of the appliances are here to STAY! The primary bedroom offers a large walk-in closet with an easy access and tiled shower. Not keen to yard-work...HOA covers yard maintenance. Schedule your appointment today!

19. 2023-08-01
    soldstatus Closed 365-char remark

    Show marketing remark (365 chars)

    PROPERTY IS BEING SOLD AS IS! This home features, a large spacious living room, eat in kitchen with room for a big dining table, and three bedrooms. You're going to love the back porch, perfect for grilling and enjoying your nights and weekends. Don't worry about the lawn, the Kapalama HOA takes care of it for you. Don't miss out! Call for an appointment today.

20. 2023-07-13
    status Pending 365-char remark

    Show marketing remark (365 chars)

    PROPERTY IS BEING SOLD AS IS! This home features, a large spacious living room, eat in kitchen with room for a big dining table, and three bedrooms. You're going to love the back porch, perfect for grilling and enjoying your nights and weekends. Don't worry about the lawn, the Kapalama HOA takes care of it for you. Don't miss out! Call for an appointment today.

21. 2023-07-07
    price $125,000 365-char remark

    Show marketing remark (365 chars)

    PROPERTY IS BEING SOLD AS IS! This home features, a large spacious living room, eat in kitchen with room for a big dining table, and three bedrooms. You're going to love the back porch, perfect for grilling and enjoying your nights and weekends. Don't worry about the lawn, the Kapalama HOA takes care of it for you. Don't miss out! Call for an appointment today.

22. 2023-07-07
    status Active 365-char remark

    Show marketing remark (365 chars)

    PROPERTY IS BEING SOLD AS IS! This home features, a large spacious living room, eat in kitchen with room for a big dining table, and three bedrooms. You're going to love the back porch, perfect for grilling and enjoying your nights and weekends. Don't worry about the lawn, the Kapalama HOA takes care of it for you. Don't miss out! Call for an appointment today.

23. 2023-05-30
    historical 365-char remark

    Show marketing remark (365 chars)

    PROPERTY IS BEING SOLD AS IS! This home features, a large spacious living room, eat in kitchen with room for a big dining table, and three bedrooms. You're going to love the back porch, perfect for grilling and enjoying your nights and weekends. Don't worry about the lawn, the Kapalama HOA takes care of it for you. Don't miss out! Call for an appointment today.

24. 2023-05-30
    status Pending 365-char remark

    Show marketing remark (365 chars)

    PROPERTY IS BEING SOLD AS IS! This home features, a large spacious living room, eat in kitchen with room for a big dining table, and three bedrooms. You're going to love the back porch, perfect for grilling and enjoying your nights and weekends. Don't worry about the lawn, the Kapalama HOA takes care of it for you. Don't miss out! Call for an appointment today.

25. 2023-05-25
    price $174,000 365-char remark

    Show marketing remark (365 chars)

    PROPERTY IS BEING SOLD AS IS! This home features, a large spacious living room, eat in kitchen with room for a big dining table, and three bedrooms. You're going to love the back porch, perfect for grilling and enjoying your nights and weekends. Don't worry about the lawn, the Kapalama HOA takes care of it for you. Don't miss out! Call for an appointment today.

26. 2023-04-23
    status Active 365-char remark

    Show marketing remark (365 chars)

    PROPERTY IS BEING SOLD AS IS! This home features, a large spacious living room, eat in kitchen with room for a big dining table, and three bedrooms. You're going to love the back porch, perfect for grilling and enjoying your nights and weekends. Don't worry about the lawn, the Kapalama HOA takes care of it for you. Don't miss out! Call for an appointment today.

27. 2023-04-08
    status Pending 365-char remark

    Show marketing remark (365 chars)

    PROPERTY IS BEING SOLD AS IS! This home features, a large spacious living room, eat in kitchen with room for a big dining table, and three bedrooms. You're going to love the back porch, perfect for grilling and enjoying your nights and weekends. Don't worry about the lawn, the Kapalama HOA takes care of it for you. Don't miss out! Call for an appointment today.

28. 2023-04-03
    listed $179,000 Active 365-char remark

    Show marketing remark (365 chars)

    PROPERTY IS BEING SOLD AS IS! This home features, a large spacious living room, eat in kitchen with room for a big dining table, and three bedrooms. You're going to love the back porch, perfect for grilling and enjoying your nights and weekends. Don't worry about the lawn, the Kapalama HOA takes care of it for you. Don't miss out! Call for an appointment today.

ⓘ 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: $2,276 · $190/mo
• Projected year-2 tax: $2,276 · $190/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 3/10 Moderate
• 🌡 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: $26,592
• − Mortgage interest: −$11,198
• − Property taxes: −$2,276
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − HOA: −$792
• − Depreciation: −$5,815
• Taxable income: $1,257
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $4,059/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

+14.5% since first listed

11 events — show timeline

• 2026-03-23 Listed $205,000 MLSU
• 2023-08-01 Sold (MLS) — MLSU
• 2023-07-13 Pending — MLSU
• 2023-07-07 Price Changed $125,000 MLSU
• 2023-07-07 Relisted — MLSU
• 2023-05-30 Listing Removed — MLSU
• 2023-05-30 Pending — MLSU
• 2023-05-25 Price Changed $174,000 MLSU
• 2023-04-23 Relisted — MLSU
• 2023-04-08 Pending — MLSU
• 2023-04-03 Listed $179,000 MLSU

Property tax history

+2.1%/yr

Latest (2025): $2,276 · +0.0% YoY. Source: county tax records.