1171 Century Oaks Dr Unit A · Gulfport, MS 39507

$215,000

3 bd · 3.0 ba · 1,156 sqft · Townhouse · 60 Days on market

Built 2006 Good condition 1,306 sqft lot $186/sqft · 14% below area Est $251k · 14% under $165/mo HOA · 9% of rent

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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 +14.0/15.0
• Cash flow +9.3/30.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• DSCR +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

It's time for you to finally own that coastal property you have always dreamt of with this 3-bedroom, 3-bathroom townhouse already fully furnished and ready! Smell the ocean breeze with a 3-5-minute walk to the beach or enjoy the beautiful weather on your open front and private back outdoor space. Enter into your open living space where you can entertain guests or relax in your kitchen with updated stainless-steel appliances. The spacious bedrooms are also equipped with comfortable beds and linens so all that's missing in this property is you! Wake up like you're on vacation every day or list this property as a vacation rental for your investment. Also, the lowest HOA fees on the coast and a brand-new AC! Also, mortgage does not require flood insurance! Experience the beach vibes, schedule a showing now.

Key facts

• Gated community
• Community pool
• Upgraded appliances

Tags

• GATED COMMUNITY
• COMMUNITY POOL
• NEWER HVAC SYSTEM
• UPGRADED APPLIANCES
• FENCED WOOD DECK
• OUTDOOR LIVING SPACE

Property features AI

Finance

• HOA & community: Association with a $165 monthly fee; HOA covers grounds maintenance, pest control, and pool service; Gated community with a community pool

Exterior

• Parking: Assigned parking for 2 vehicles
• Security: Security gate
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Townhouse; Two-story (lowrise); Move-in ready
• Construction: Vinyl exterior; Shingle roof; Slab foundation; Built (year source: assessor)
• Exterior features: Private yard; Dog run; Near the beach; In-ground private pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Gas/Electric range not specified
• Flooring: Luxury vinyl flooring; Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open floorplan
• Laundry & utility: Stacked washer and dryer; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (12.0% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#15 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Gulfport School District (urban): math 41% / reading 42% proficiency, ranked #37 of 130 in MS (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Anniston Avenue Elementary School (math 52% / reading 53%, grade C-, #53 of 375 statewide, top 14%, 535 students, 100% FRL); Bayou View Middle School (math 54% / reading 49%, grade C, #27 of 179 statewide, top 16%, 826 students, 100% FRL); Gulfport High School (math 42% / reading 36%, grade F, #54 of 197 statewide, top 28%, 1,728 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 301 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($55k/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.
• Harrison County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,267 (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 60 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.88% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 9.5

CMA / ARV

• ARV (median comp): $251,380
• List price: $215,000
• Delta: -14.47%
• 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
1181 Century Oaks Dr Unit B	0.01mi	3/3.0	1,156 (0%)	3mo	$220,000	$190	97
1121 Century Oaks Dr Unit C	0.03mi	3/3.0	1,314 (+14%)	1mo	$189,000	$144	75
1200 Beach Dr #503	0.22mi	2/2.0 (-1)	1,277 (+10%)	2mo	$299,000	$234	62
1200 Beach Dr #401	0.22mi	2/2.0 (-1)	1,248 (+8%)	8mo	$300,000	$240	61
1200 Beach Dr #801	0.22mi	2/2.0 (-1)	1,248 (+8%)	8mo	$349,500	$280	61
1225 Century Oaks Dr Unit C	0.04mi	3/3.0	1,327 (+15%)	15mo	$229,900	$173	61
1200 Beach Dr #202	0.22mi	2/2.0 (-1)	1,277 (+10%)	8mo	$259,000	$203	57
1200 Beach Dr #1101	0.22mi	2/2.0 (-1)	1,248 (+8%)	20mo	$349,500	$280	51
1200 Beach Dr #501	0.22mi	2/2.0 (-1)	1,248 (+8%)	20mo	$324,500	$260	51
1200 Beach Dr #1103	0.22mi	2/2.0 (-1)	1,277 (+10%)	23mo	$355,000	$278	45
137 Markham Dr Unit C	0.36mi	3/2.0	1,287 (+11%)	19mo	$231,900	$180	44
14 Independence Dr #14	0.53mi	2/1.5 (-1)	1,311 (+13%)	1mo	$165,000	$126	41

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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.30×
• Total profit: $-42,191
• Equity at exit: $32,057

10-year hold

• IRR: -9.9%
• Equity multiple: 0.36×
• Total profit: $-38,744
• Equity at exit: $18,589

Cash invested: $60,200 (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 39507

• Home prices YoY: -27.1%
• Rents YoY: 4.3%
• Active inventory: 301
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$165
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-156

Break-even live

Break-even rent $2,090

Max offer price $192,483

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-81	+0% $-156	+5% $-230	+10% $-304
Rent	-10% $-305	-5% $-230	+0% $-156	+5% $-81	+10% $-6
Rate	-1.0pp $-47	-0.5pp $-101	base $-156	+0.5pp $-211	+1.0pp $-268

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	45d	1	0.03mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	45d	1	0.05mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	23d	1	0.05mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	45d	1	0.06mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	45d	1	0.07mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	45d	1	0.08mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	23d	1	0.08mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	45d	1	0.09mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	23d	1	0.17mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	15d	1	0.53mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	23d	1	0.97mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	23d	1	1.15mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	23d	1	1.27mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	23d	1	1.30mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	23d	1	1.41mi
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	45d	1	1.45mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	45d	1	1.45mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	45d	1	1.49mi

HOA detail

• Monthly dues: $165 · $1,980/yr

Listing history 35 events

1. 2026-06-22
   days on market $215,000 Active 60 DOM
2. 2026-06-18
   days on market $215,000 Active 57 DOM
3. 2026-06-17
   days on market $215,000 Active 56 DOM
4. 2026-06-16
   days on market $215,000 Active 55 DOM
5. 2026-06-15
   days on market $215,000 Active 54 DOM
6. 2026-06-14
   days on market $215,000 Active 52 DOM
7. 2026-06-13
   days on market $215,000 Active 51 DOM
8. 2026-06-10
   days on market $215,000 Active 49 DOM
9. 2026-06-09
   days on market $215,000 Active 48 DOM
10. 2026-06-08
    days on market $215,000 Active 47 DOM
11. 2026-06-07
    days on market $215,000 Active 46 DOM
12. 2026-06-05
    days on market $215,000 Active 43 DOM
13. 2026-06-02
    days on market $215,000 Active 41 DOM
14. 2026-06-01
    days on market $215,000 Active 40 DOM
15. 2026-05-31
    days on market $215,000 Active 39 DOM
16. 2026-05-30
    days on market $215,000 Active 38 DOM
17. 2026-04-21
    listed $215,000 Active 963-char remark
18. 2024-09-27
    soldstatus Closed 815-char remark

    Show marketing remark (815 chars)

    It's time for you to finally own that coastal property you have always dreamt of with this 3-bedroom, 3-bathroom townhouse already fully furnished and ready! Smell the ocean breeze with a 3-5-minute walk to the beach or enjoy the beautiful weather on your open front and private back outdoor space. Enter into your open living space where you can entertain guests or relax in your kitchen with updated stainless-steel appliances. The spacious bedrooms are also equipped with comfortable beds and linens so all that's missing in this property is you! Wake up like you're on vacation every day or list this property as a vacation rental for your investment. Also, the lowest HOA fees on the coast and a brand-new AC! Also, mortgage does not require flood insurance! Experience the beach vibes, schedule a showing now.

19. 2024-08-20
    status Pending 815-char remark

    Show marketing remark (815 chars)

    It's time for you to finally own that coastal property you have always dreamt of with this 3-bedroom, 3-bathroom townhouse already fully furnished and ready! Smell the ocean breeze with a 3-5-minute walk to the beach or enjoy the beautiful weather on your open front and private back outdoor space. Enter into your open living space where you can entertain guests or relax in your kitchen with updated stainless-steel appliances. The spacious bedrooms are also equipped with comfortable beds and linens so all that's missing in this property is you! Wake up like you're on vacation every day or list this property as a vacation rental for your investment. Also, the lowest HOA fees on the coast and a brand-new AC! Also, mortgage does not require flood insurance! Experience the beach vibes, schedule a showing now.

20. 2024-07-27
    listed $249,000 Active 815-char remark

    Show marketing remark (815 chars)

    It's time for you to finally own that coastal property you have always dreamt of with this 3-bedroom, 3-bathroom townhouse already fully furnished and ready! Smell the ocean breeze with a 3-5-minute walk to the beach or enjoy the beautiful weather on your open front and private back outdoor space. Enter into your open living space where you can entertain guests or relax in your kitchen with updated stainless-steel appliances. The spacious bedrooms are also equipped with comfortable beds and linens so all that's missing in this property is you! Wake up like you're on vacation every day or list this property as a vacation rental for your investment. Also, the lowest HOA fees on the coast and a brand-new AC! Also, mortgage does not require flood insurance! Experience the beach vibes, schedule a showing now.

21. 2024-05-20
    historical
22. 2024-03-05
    price $254,500
23. 2024-02-26
    price $258,000
24. 2024-01-19
    listed $259,000 Active
25. 2023-10-08
    historical
26. 2023-09-30
    status Active
27. 2023-09-27
    historical
28. 2023-09-09
    price $254,000
29. 2023-08-18
    status Active
30. 2023-08-04
    status Pending
31. 2023-07-15
    price $261,000
32. 2023-06-04
    price $262,000
33. 2023-05-26
    listed $264,000 Active
34. 2006-09-21
    soldstatus
35. 2006-07-03
    listed $142,900

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,712
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$1,980
• − Depreciation: −$6,255
• Taxable loss: −$5,500
• Est. tax savings @ 24.0%: +$1,320
• After-tax cash flow: $-547/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

Good 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 3-bath townhome in Century Oaks is move-in ready with updated appliances and fresh paint. It offers a great combination of convenience and privacy, perfect for both resale and rental.

Value-add opportunities

• Both painting exterior siding — enhances curb appeal and value
• Both upgrading flooring in kitchen and bathrooms — improves aesthetics and functionality
• Both replacing outdoor furniture — extends usability and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both painting exterior siding — enhances curb appeal and value ↑
• Both upgrading flooring in kitchen and bathrooms — improves aesthetics and functionality ↑
• Both replacing outdoor furniture — extends usability and enhances curb appeal ↑

ⓘ 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: Gulfport School District
• NCES district ID: 2801710
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $35,712
• Composite: 34.38/100
• National rank: #5213
• State rank: #37 of 130 in MS

Livability — Gulfport

• Score: 73/100
• State rank: #15
• US rank: #5010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulfport, MS
• County: Harrison County · 178,171 people
• City population: 96,188
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 18,564
• Household income: $54,657
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1059.0

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 228,444 people
• By 2030: 241,942 · +5.9%
• By 2040: 267,531 · +17.1%
• By 2050: 291,062 · +27.4%
• By 2075: 346,711 · +51.8%
• By 2100: 378,165 · +65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 4% Lithuanian 4% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Harrison

• 2024 margin: Strong R (+28.9) · D 35.0% · R 63.9% · Other 1.1%
• 2008→2024 swing: -2.9pp toward R · 2008: -26.0pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+25.2 2016: R+30.7 2012: R+26.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.48%
• Current HPI: 181.6606
• Rent YoY: ▲ 4.26%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+50.5% since first listed

19 events — show timeline

• 2026-04-21 Listed $215,000 MLSU
• 2024-09-27 Sold (MLS) — MLSU
• 2024-08-20 Pending — MLSU
• 2024-07-27 Listed $249,000 MLSU
• 2024-05-20 Listing Removed — MLSU
• 2024-03-05 Price Changed $254,500 MLSU
• 2024-02-26 Price Changed $258,000 MLSU
• 2024-01-19 Listed $259,000 MLSU
• 2023-10-08 Listing Removed — MLSU
• 2023-09-30 Relisted — MLSU
• 2023-09-27 Listing Removed — MLSU
• 2023-09-09 Price Changed $254,000 MLSU
• 2023-08-18 Relisted — MLSU
• 2023-08-04 Pending — MLSU
• 2023-07-15 Price Changed $261,000 MLSU
• 2023-06-04 Price Changed $262,000 MLSU
• 2023-05-26 Listed $264,000 MLSU
• 2006-09-21 Sold (MLS) — MLSU
• 2006-07-03 Listed $142,900 MLSU