7020 Red Bud Ln · Gulf Park Estates, MS 39564

$184,000

3 bd · 2.0 ba · 1,202 sqft · SingleFamily public records · 188 Days on market

Built 1992 10,454 sqft lot $153/sqft · at area comps Est $191k · at est.

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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 +23.3/30.0
• ARV discount +9.1/15.0
• DSCR +7.5/10.0
• 1% rule +5.5/10.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 7020 Red Bud Lane in the highly sought after Ocean Springs, MS area. This home is a beautifully refreshed home offering fresh paint and brand-new flooring throughout. A brand new roof will be installed before closing for worry free living. Step inside to a bright, inviting living space that feels like new, with a warm, open layout perfect for comfortable living. A 16X16 WORKSHOP/SHED Ready for all your projects or extra storage. Situated in a quiet Ocean Springs neighborhood, this home offers convenience to shopping, dining, and top-rated schools--all while being just minutes from the beach and downtown. The spacious yard provides room to relax or entertain, making this the perfect choice for families, first-time buyers, or anyone looking for a low-maintenance, move-in-ready home.

Key facts

• New flooring
• Fresh interior paint
• 0.24 acre lot

Tags

• NEW FLOORING
• FRESH INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (8.7% below list).
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $162k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.2% in Gulf Park Estates — 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 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 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); 723 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

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 188 days — a 12% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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; major 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 $161,920 (12.0% 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 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (median comp): $190,997
• List price: $184,000
• Delta: -3.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7029 Oakhurst Dr	0.10mi	3/2.0	1,254 (+4%)	7mo	$184,500	$147	82
7025 Red Bud Ln	0.04mi	3/2.0	1,366 (+14%)	10mo	$168,900	$124	67
1613 Cook St	0.52mi	3/2.0	1,200 (-0%)	17mo	$167,500	$140	61
1409 Willow St	0.59mi	3/2.0	1,168 (-3%)	14mo	$180,000	$154	56
6805 Oakhurst Dr	0.28mi	3/2.0	1,369 (+14%)	13mo	$215,000	$157	53
1508 Brown St	0.54mi	2/2.0 (-1)	1,295 (+8%)	8mo	$199,900	$154	50

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: -22.1%
• Equity multiple: 0.25×
• Total profit: $-38,566
• Equity at exit: $27,435

10-year hold

• IRR: -22.1%
• Equity multiple: -0.03×
• Total profit: $-52,847
• Equity at exit: $15,909

Cash invested: $51,520 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,936 medium
• Mortgage (P&I): −$965
• Tax from tax record: −$151 /mo · $1,817/yr
• Insurance: −$77
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-90

Break-even live

Break-even rent $2,050

Max offer price $168,033

Occupancy floor 100%

Sensitivity live

Price	-10% $14	-5% $-38	+0% $-90	+5% $-142	+10% $-195
Rent	-10% $-243	-5% $-167	+0% $-90	+5% $-14	+10% $63
Rate	-1.0pp $2	-0.5pp $-44	base $-90	+0.5pp $-138	+1.0pp $-187

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1632 Emerald Lakes Dr Ocean Springs, MS	3.0–4.0	2.0	1585	$1,975	$1.25	15d	1	0.73mi
8001 Westwood Cir Ocean Springs, MS	3.0–5.0	2.0–3.0	1996	$2,000	$1.00	15d	1	0.81mi
1105 Spruce St Ocean Springs, MS	3.0	2.0	1130	$1,550	$1.37	15d	1	1.04mi

Listing history 25 events

1. 2026-06-18
   days on market $184,000 Active 188 DOM
2. 2026-06-17
   days on market $184,000 Active 187 DOM
3. 2026-06-16
   days on market $184,000 Active 186 DOM
4. 2026-06-15
   days on market $184,000 Active 185 DOM
5. 2026-06-14
   days on market $184,000 Active 183 DOM
6. 2026-06-13
   days on market $184,000 Active 182 DOM
7. 2026-06-10
   days on market $184,000 Active 180 DOM
8. 2026-06-09
   days on market $184,000 Active 179 DOM
9. 2026-06-08
   days on market $184,000 Active 178 DOM
10. 2026-06-07
    days on market $184,000 Active 177 DOM
11. 2026-06-02
    days on market $184,000 Active 172 DOM
12. 2026-06-01
    days on market $184,000 Active 171 DOM
13. 2026-05-31
    days on market $184,000 Active 170 DOM
14. 2026-05-30
    days on market $184,000 Active 169 DOM
15. 2026-05-02
    status Active 813-char remark

    Show marketing remark (813 chars)

    Welcome to 7020 Red Bud Lane in the highly sought after Ocean Springs, MS area. This home is a beautifully refreshed home offering fresh paint and brand-new flooring throughout. A brand new roof will be installed before closing for worry free living. Step inside to a bright, inviting living space that feels like new, with a warm, open layout perfect for comfortable living. A 16X16 WORKSHOP/SHED Ready for all your projects or extra storage. Situated in a quiet Ocean Springs neighborhood, this home offers convenience to shopping, dining, and top-rated schools--all while being just minutes from the beach and downtown. The spacious yard provides room to relax or entertain, making this the perfect choice for families, first-time buyers, or anyone looking for a low-maintenance, move-in-ready home.

16. 2026-04-15
    price $184,000 813-char remark

    Show marketing remark (813 chars)

    Welcome to 7020 Red Bud Lane in the highly sought after Ocean Springs, MS area. This home is a beautifully refreshed home offering fresh paint and brand-new flooring throughout. A brand new roof will be installed before closing for worry free living. Step inside to a bright, inviting living space that feels like new, with a warm, open layout perfect for comfortable living. A 16X16 WORKSHOP/SHED Ready for all your projects or extra storage. Situated in a quiet Ocean Springs neighborhood, this home offers convenience to shopping, dining, and top-rated schools--all while being just minutes from the beach and downtown. The spacious yard provides room to relax or entertain, making this the perfect choice for families, first-time buyers, or anyone looking for a low-maintenance, move-in-ready home.

17. 2026-03-18
    status Active 813-char remark

    Show marketing remark (813 chars)

    Welcome to 7020 Red Bud Lane in the highly sought after Ocean Springs, MS area. This home is a beautifully refreshed home offering fresh paint and brand-new flooring throughout. A brand new roof will be installed before closing for worry free living. Step inside to a bright, inviting living space that feels like new, with a warm, open layout perfect for comfortable living. A 16X16 WORKSHOP/SHED Ready for all your projects or extra storage. Situated in a quiet Ocean Springs neighborhood, this home offers convenience to shopping, dining, and top-rated schools--all while being just minutes from the beach and downtown. The spacious yard provides room to relax or entertain, making this the perfect choice for families, first-time buyers, or anyone looking for a low-maintenance, move-in-ready home.

18. 2026-03-10
    status Pending 813-char remark

    Show marketing remark (813 chars)

    Welcome to 7020 Red Bud Lane in the highly sought after Ocean Springs, MS area. This home is a beautifully refreshed home offering fresh paint and brand-new flooring throughout. A brand new roof will be installed before closing for worry free living. Step inside to a bright, inviting living space that feels like new, with a warm, open layout perfect for comfortable living. A 16X16 WORKSHOP/SHED Ready for all your projects or extra storage. Situated in a quiet Ocean Springs neighborhood, this home offers convenience to shopping, dining, and top-rated schools--all while being just minutes from the beach and downtown. The spacious yard provides room to relax or entertain, making this the perfect choice for families, first-time buyers, or anyone looking for a low-maintenance, move-in-ready home.

19. 2026-03-10
    historical 813-char remark

    Show marketing remark (813 chars)

    Welcome to 7020 Red Bud Lane in the highly sought after Ocean Springs, MS area. This home is a beautifully refreshed home offering fresh paint and brand-new flooring throughout. A brand new roof will be installed before closing for worry free living. Step inside to a bright, inviting living space that feels like new, with a warm, open layout perfect for comfortable living. A 16X16 WORKSHOP/SHED Ready for all your projects or extra storage. Situated in a quiet Ocean Springs neighborhood, this home offers convenience to shopping, dining, and top-rated schools--all while being just minutes from the beach and downtown. The spacious yard provides room to relax or entertain, making this the perfect choice for families, first-time buyers, or anyone looking for a low-maintenance, move-in-ready home.

20. 2026-01-29
    price $185,000 813-char remark

    Show marketing remark (813 chars)

    Welcome to 7020 Red Bud Lane in the highly sought after Ocean Springs, MS area. This home is a beautifully refreshed home offering fresh paint and brand-new flooring throughout. A brand new roof will be installed before closing for worry free living. Step inside to a bright, inviting living space that feels like new, with a warm, open layout perfect for comfortable living. A 16X16 WORKSHOP/SHED Ready for all your projects or extra storage. Situated in a quiet Ocean Springs neighborhood, this home offers convenience to shopping, dining, and top-rated schools--all while being just minutes from the beach and downtown. The spacious yard provides room to relax or entertain, making this the perfect choice for families, first-time buyers, or anyone looking for a low-maintenance, move-in-ready home.

21. 2026-01-05
    price $189,000 813-char remark

    Show marketing remark (813 chars)

    Welcome to 7020 Red Bud Lane in the highly sought after Ocean Springs, MS area. This home is a beautifully refreshed home offering fresh paint and brand-new flooring throughout. A brand new roof will be installed before closing for worry free living. Step inside to a bright, inviting living space that feels like new, with a warm, open layout perfect for comfortable living. A 16X16 WORKSHOP/SHED Ready for all your projects or extra storage. Situated in a quiet Ocean Springs neighborhood, this home offers convenience to shopping, dining, and top-rated schools--all while being just minutes from the beach and downtown. The spacious yard provides room to relax or entertain, making this the perfect choice for families, first-time buyers, or anyone looking for a low-maintenance, move-in-ready home.

22. 2025-11-21
    price $192,000 813-char remark

    Show marketing remark (813 chars)

    Welcome to 7020 Red Bud Lane in the highly sought after Ocean Springs, MS area. This home is a beautifully refreshed home offering fresh paint and brand-new flooring throughout. A brand new roof will be installed before closing for worry free living. Step inside to a bright, inviting living space that feels like new, with a warm, open layout perfect for comfortable living. A 16X16 WORKSHOP/SHED Ready for all your projects or extra storage. Situated in a quiet Ocean Springs neighborhood, this home offers convenience to shopping, dining, and top-rated schools--all while being just minutes from the beach and downtown. The spacious yard provides room to relax or entertain, making this the perfect choice for families, first-time buyers, or anyone looking for a low-maintenance, move-in-ready home.

23. 2025-10-20
    listed $195,000 Active 813-char remark

    Show marketing remark (813 chars)

    Welcome to 7020 Red Bud Lane in the highly sought after Ocean Springs, MS area. This home is a beautifully refreshed home offering fresh paint and brand-new flooring throughout. A brand new roof will be installed before closing for worry free living. Step inside to a bright, inviting living space that feels like new, with a warm, open layout perfect for comfortable living. A 16X16 WORKSHOP/SHED Ready for all your projects or extra storage. Situated in a quiet Ocean Springs neighborhood, this home offers convenience to shopping, dining, and top-rated schools--all while being just minutes from the beach and downtown. The spacious yard provides room to relax or entertain, making this the perfect choice for families, first-time buyers, or anyone looking for a low-maintenance, move-in-ready home.

24. 2016-11-01
    soldstatus 223-char remark

    Show marketing remark (223 chars)

    Beautiful, immaculately kept home in the Pinehurst subdivision of Ocean Springs. The interior is completely updated! Exterior is beautiful and well kept. This home is a must see. This home qualifies for USDA 100% financing.

25. 2016-06-09
    listed $99,900 223-char remark

    Show marketing remark (223 chars)

    Beautiful, immaculately kept home in the Pinehurst subdivision of Ocean Springs. The interior is completely updated! Exterior is beautiful and well kept. This home is a must see. This home qualifies for USDA 100% financing.

ⓘ 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: $1,817 · $151/mo
• Projected year-2 tax: $1,817 · $151/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 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $23,227
• − Mortgage interest: −$10,307
• − Property taxes: −$1,817
• − Insurance: −$6,038
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$5,353
• Taxable loss: −$4,004
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $-124/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

+84.2% since first listed

11 events — show timeline

• 2026-05-02 Relisted — MLSU
• 2026-04-15 Price Changed $184,000 MLSU
• 2026-03-18 Relisted — MLSU
• 2026-03-10 Pending — MLSU
• 2026-03-10 Listing Removed — MLSU
• 2026-01-29 Price Changed $185,000 MLSU
• 2026-01-05 Price Changed $189,000 MLSU
• 2025-11-21 Price Changed $192,000 MLSU
• 2025-10-20 Listed $195,000 MLSU
• 2016-11-01 Sold (MLS) — MLSU
• 2016-06-09 Listed $99,900 MLSU

Property tax history

+9.8%/yr

Latest (2025): $1,817 · +10.2% YoY. Source: county tax records.