1 Quail Creek Dr · Diamondhead, MS 39525

$160,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 22 Days on market

Built 1979 9,147 sqft lot $121/sqft · at area comps Est $202k · 21% under $120/mo HOA · 7% of rent ↓ 9% since listing

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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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• 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

Really great corner location in the Oaks. Electric fountain in front yard. Cute home, just needs a handyman and TLC. Large 3RD Bedroom with ceramic tile floor. Beautiful wood burning fire place in family room with dining combination. Separate kitchen with washer/dryer. Screened sun room with windows that keep room private and cool in summer with a/c unit. Furniture remaining will stay in house. Fenced side patio. Garage with work bench and storage closet. PROPERTY BEING SOLD 'AS IS'.

Key facts

• Work bench
• Corner location
• Screened sun room

Tags

• CORNER LOCATION
• ELECTRIC FOUNTAIN
• CERAMIC TILE FLOOR
• WOOD BURNING FIRE PLACE
• SCREENED SUN ROOM
• WORK BENCH

Property features AI

Finance

• Other: Property listed as a fixer and has assessor-provided living area of 1,635
• HOA & community: Homeowners association with monthly fees (examples: $35/month and $85/month); Association fees include grounds maintenance; Community features include clubhouse, pool, lake, marina, golf, boating, fishing, RV/boat storage, street lights, airport/runway access, and nearby entertainment

Exterior

• Parking: Attached converted garage; Paved driveway; Direct garage access; 1 garage space
• Utilities: Public sewer; Private water source; Cable available; Electricity connected; Phone available; Sewer connected; Water connected; Natural gas not available
• Home design: Single-family residence; House; One story; Fixer condition; Accessibility features present
• Construction: Stucco construction; Composition roof; Slab foundation; Built (year source: assessor)
• Exterior features: Screened patio/porch; Corner lot; Cul-de-sac lot; Garage(s), storage, and workshop on property; See remarks for additional exterior details

Interior

• Kitchen: Microwave; Free-standing refrigerator; Free-standing freezer; Electric water heater
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating and cooling; Electric heating and cooling; Heat pump; Fireplace heat; Window unit(s)
• Interior features: High ceilings; Pantry; Drapes on windows; Dead bolt locks; Sliding doors; Wood-burning fireplace
• Laundry & utility: Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.9% 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: amenities F, commute F, health & safety 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.
• Zoned schools: East Hancock Elementary School (math 64% / reading 59%, grade B, #22 of 375 statewide, top 6%, 639 students, 100% FRL); Hancock Middle School (math 48% / reading 44%, grade D+, #39 of 179 statewide, top 22%, 958 students, 100% FRL); Hancock High School (math 42% / reading 43%, grade F, #42 of 197 statewide, top 21%, 1,187 students, 100% FRL) — zoned schools average 100% FRL vs 58% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 250 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of loan paydown is wiped out by about $5k 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 22 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

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 $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (median comp): $202,164
• List price: $160,000
• Delta: -20.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Rabbit Run	0.14mi	3/2.0	1,320 (0%)	14mo	$185,000	$140	82
5 Cypress Knee	0.05mi	3/2.0	1,441 (+9%)	7mo	$199,000	$138	76
6 Pecan Rdg	0.12mi	3/2.0	1,320 (0%)	22mo	$199,900	$151	76
1 Holly	0.22mi	3/2.0	1,457 (+10%)	4mo	$219,000	$150	70
4 Possum Way	0.07mi	3/2.0	1,500 (+14%)	6mo	$185,000	$123	69
7358 Ahi Dr	0.67mi	3/2.0	1,345 (+2%)	5mo	$300,000	$223	61
6322 Bambo St	0.38mi	3/2.0	1,444 (+9%)	22mo	$199,500	$138	48
85021 Pohaku Dr	0.66mi	3/2.0	1,483 (+12%)	23mo	$284,990	$192	29

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-8,375
• Equity at exit: $23,857

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $15,365
• Equity at exit: $13,834

Cash invested: $44,800 (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: 250
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$67
• HOA: −$120
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $275

Break-even live

Break-even rent $1,388

Max offer price $160,000

Occupancy floor 79%

Sensitivity live

Price	-10% $366	-5% $321	+0% $275	+5% $230	+10% $185
Rent	-10% $138	-5% $207	+0% $275	+5% $344	+10% $412
Rate	-1.0pp $356	-0.5pp $316	base $275	+0.5pp $234	+1.0pp $192

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5402 Gex Dr Diamondhead, MS	2.0	1.0	1240	$1,500	$1.21	15d	1	0.44mi
63739 Diamondhead Dr N Diamondhead, MS	3.0	2.0	1580	$1,600	$1.01	23d	1	0.45mi
208 Molokai Vlg Diamondhead, MS	2.0	2.0	951	$1,250	$1.31	23d	1	1.00mi

HOA detail

• Monthly dues: $120 · $1,440/yr
• Likely covers: electric

Listing history 4 events

1. 2026-05-16
   status Pending 492-char remark
2. 2026-05-15
   price $160,000 492-char remark
3. 2026-04-23
   listed $175,000 Active 492-char remark
4. 2005-04-18
   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: $853 · $71/mo
• Projected year-2 tax: $1,264 · $105/mo
• Expected delta: +$411/yr (+$34/mo · 48.1%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $20,842
• − Mortgage interest: −$8,962
• − Property taxes: −$853
• − Insurance: −$800
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − HOA: −$1,440
• − Depreciation: −$4,655
• Taxable income: $797
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $3,112/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

-8.6% since first listed

5 events — show timeline

• 2026-06-01 Sold (MLS) — MLSU
• 2026-05-16 Pending — MLSU
• 2026-05-15 Price Changed $160,000 MLSU
• 2026-04-23 Listed $175,000 MLSU
• 2005-04-18 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $853 · +0.0% YoY. Source: county tax records.