828 Oakleigh Ave #2 · Gulfport, MS 39507

$105,000

1 bd · 1.0 ba · 665 sqft · Condo public records · 996 Days on market

Built 1998 $158/sqft · 30% below area Est $185k · 43% under $300/mo HOA · 28% of rent ↓ 30% since listing

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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 +15.0/15.0
• Cash flow +6.9/30.0
• 1% rule +5.2/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique coastal condos located in the Rivendell Garden Condo development. One building with two condos. 1 bedroom, 1 bath with an upstairs loft. Bedroom has a large walk-in closet. Bathroom has a tub/shower combo. Loft would make a great home office and has a cable outlet. Laundry room with hookups. Fenced in private patio. 2 assigned parking spaces per unit. .3 Miles to MGCCC Jeff Davis Campus. Close to the beach, lots of restaurants and shopping

Key facts

• $300 HOA
• 2 parking spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $77k (26.4% below list).
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $77k (26.4% below list) — sets the bar for cash-flow.

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 996 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask is 11632% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• 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 $77,288 (26.4% 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 996 days. Have you received any prior offers? Is the seller open to a 26% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 4.50%
• Cash-on-cash: -6.40%
• DSCR: 0.72
• GRM: 8.2

CMA / ARV

• ARV (median comp): $184,627
• List price: $105,000
• Delta: -43.13%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.13×
• Total profit: $-25,448
• Equity at exit: $15,656

10-year hold

• IRR: -15.9%
• Equity multiple: 0.03×
• Total profit: $-28,494
• Equity at exit: $9,078

Cash invested: $29,400 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$107 /mo · $1,283/yr
• Insurance: −$44
• HOA: −$300
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-157

Break-even live

Break-even rent $1,267

Max offer price $77,288

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-127	+0% $-157	+5% $-187	+10% $-216
Rent	-10% $-241	-5% $-199	+0% $-157	+5% $-115	+10% $-72
Rate	-1.0pp $-104	-0.5pp $-130	base $-157	+0.5pp $-184	+1.0pp $-212

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
880 Lindh Rd Gulfport, MS	1.0–2.0	1.0	779	$950	$1.22	45d	1	0.16mi
251 Eisenhower Dr Biloxi, MS	1.0	1.0	700	$1,441	$2.06	45d	1	0.85mi
2620 Lejuene Dr Biloxi, MS	1.0–3.0	1.0–2.0	914	$1,100	$1.20	15d	9	1.03mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: cableparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-22
   days on market $105,000 Active 996 DOM
2. 2026-06-18
   days on market $105,000 Active 993 DOM
3. 2026-06-17
   days on market $105,000 Active 992 DOM
4. 2026-06-16
   days on market $105,000 Active 991 DOM
5. 2026-06-15
   days on market $105,000 Active 990 DOM
6. 2026-06-14
   days on market $105,000 Active 988 DOM
7. 2026-06-13
   days on market $105,000 Active 987 DOM
8. 2026-06-10
   days on market $105,000 Active 985 DOM
9. 2026-06-09
   days on market $105,000 Active 984 DOM
10. 2026-06-08
    days on market $105,000 Active 983 DOM
11. 2026-06-07
    days on market $105,000 Active 982 DOM
12. 2026-06-05
    days on market $105,000 Active 979 DOM
13. 2026-06-02
    days on market $105,000 Active 977 DOM
14. 2026-06-01
    days on market $105,000 Active 976 DOM
15. 2026-05-31
    days on market $105,000 Active 975 DOM
16. 2026-05-30
    days on market $105,000 Active 974 DOM
17. 2025-11-10
    price $105,000 453-char remark

    Show marketing remark (453 chars)

    Unique coastal condos located in the Rivendell Garden Condo development. One building with two condos. 1 bedroom, 1 bath with an upstairs loft. Bedroom has a large walk-in closet. Bathroom has a tub/shower combo. Loft would make a great home office and has a cable outlet. Laundry room with hookups. Fenced in private patio. 2 assigned parking spaces per unit. .3 Miles to MGCCC Jeff Davis Campus. Close to the beach, lots of restaurants and shopping

18. 2024-03-26
    historical $895
19. 2024-03-24
    listed $895
20. 2024-03-17
    historical $895
21. 2024-03-17
    listed $895
22. 2023-12-29
    price $113,000 453-char remark

    Show marketing remark (453 chars)

    Unique coastal condos located in the Rivendell Garden Condo development. One building with two condos. 1 bedroom, 1 bath with an upstairs loft. Bedroom has a large walk-in closet. Bathroom has a tub/shower combo. Loft would make a great home office and has a cable outlet. Laundry room with hookups. Fenced in private patio. 2 assigned parking spaces per unit. .3 Miles to MGCCC Jeff Davis Campus. Close to the beach, lots of restaurants and shopping

23. 2023-12-16
    status Active 453-char remark

    Show marketing remark (453 chars)

    Unique coastal condos located in the Rivendell Garden Condo development. One building with two condos. 1 bedroom, 1 bath with an upstairs loft. Bedroom has a large walk-in closet. Bathroom has a tub/shower combo. Loft would make a great home office and has a cable outlet. Laundry room with hookups. Fenced in private patio. 2 assigned parking spaces per unit. .3 Miles to MGCCC Jeff Davis Campus. Close to the beach, lots of restaurants and shopping

24. 2023-09-26
    status Pending 453-char remark

    Show marketing remark (453 chars)

    Unique coastal condos located in the Rivendell Garden Condo development. One building with two condos. 1 bedroom, 1 bath with an upstairs loft. Bedroom has a large walk-in closet. Bathroom has a tub/shower combo. Loft would make a great home office and has a cable outlet. Laundry room with hookups. Fenced in private patio. 2 assigned parking spaces per unit. .3 Miles to MGCCC Jeff Davis Campus. Close to the beach, lots of restaurants and shopping

25. 2023-07-07
    listed $115,000 Active 453-char remark

    Show marketing remark (453 chars)

    Unique coastal condos located in the Rivendell Garden Condo development. One building with two condos. 1 bedroom, 1 bath with an upstairs loft. Bedroom has a large walk-in closet. Bathroom has a tub/shower combo. Loft would make a great home office and has a cable outlet. Laundry room with hookups. Fenced in private patio. 2 assigned parking spaces per unit. .3 Miles to MGCCC Jeff Davis Campus. Close to the beach, lots of restaurants and shopping

26. 2022-01-30
    historical
27. 2022-01-26
    listed $149,900 Active
28. 2018-05-04
    soldstatus
29. 2011-02-23
    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: $1,283 · $107/mo
• Projected year-2 tax: $1,283 · $107/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 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: $12,827
• − Mortgage interest: −$5,882
• − Property taxes: −$1,283
• − Insurance: −$525
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − HOA: −$3,600
• − Depreciation: −$3,055
• Taxable loss: −$3,570
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $-1,026/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: 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

-30.0% since first listed

13 events — show timeline

• 2025-11-10 Price Changed $105,000 MLSU
• 2024-03-26 Rental Removed $895 MLSU
• 2024-03-24 Listed for Rent $895 MLSU
• 2024-03-17 Rental Removed $895 MLSU
• 2024-03-17 Listed for Rent $895 MLSU
• 2023-12-29 Price Changed $113,000 MLSU
• 2023-12-16 Relisted — MLSU
• 2023-09-26 Pending — MLSU
• 2023-07-07 Listed $115,000 MLSU
• 2022-01-30 Listing Removed — MLSU
• 2022-01-26 Listed $149,900 MLSU
• 2018-05-04 Sold (Public Records) — Public Records
• 2011-02-23 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,283 · +4.5% YoY. Source: county tax records.