1181 Century Oaks Dr Unit A · Gulfport, MS 39507

$209,000

3 bd · 3.0 ba · 1,156 sqft · Condo · 198 Days on market

Built 2006 Good condition $181/sqft · 18% below area Est $255k · 18% under $165/mo HOA · 9% of rent ↓ 5% 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 +10.3/30.0
• Schools +4.8/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• DSCR +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey Airbnb Townhouse | Gated Community | Walk to Beach Fully furnished and income-producing, this 3-bedroom, 3-full bath townhome is located in a gated community with a swimming pool, just a 5-minute walk to the beach. A proven short-term rental for several years, it's ready to generate income for you from day one. Recently updated with luxury vinyl plank flooring, an open floor plan, multiple Smart TVs, abundant beds, game tables, and stylish furnishings—all included. A rare highlight is the large covered back patio, creating a year-round game and entertainment space. This is the most desired location in the complex right across from the swimming pool and it's an end unit with only another twin sister unit attached. Situated in a No Flood Zone with a low $165/month HOA, this is a true turnkey opportunity at a competitive price point. Ideal for investors or buyers seeking a beach-area property with built-in income.

Key facts

• Gated community
• End unit
• Swimming pool

Tags

• GATED COMMUNITY
• WALK TO BEACH
• SWIMMING POOL
• LARGE COVERED BACK PATIO
• END UNIT
• NO FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $209k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (9.4% below list).
• Recommended offer: $184k (12.0% below list) — sets the bar for market timing.

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); 357 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 198 days — a 12% lower offer ($184k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,920 (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 198 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. 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: 0.91% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.34%
• DSCR: 0.90
• GRM: 9.2

CMA / ARV

• ARV (median comp): $255,482
• List price: $209,000
• Delta: -18.19%
• 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
1121 Century Oaks Dr Unit C	0.03mi	3/3.0	1,314 (+14%)	3mo	$189,000	$144	73
1085 Township Rd	0.09mi	3/2.5	1,425 (+23%)	3mo	$350,000	$246	66
760 Hunters Glen Ln	0.16mi	3/1.5	1,000 (-14%)	2mo	$183,990	$184	62
1200 Beach Dr #503	0.23mi	2/2.0 (-1)	1,277 (+10%)	3mo	$299,000	$234	60
752 Hunters Glen Ln	0.16mi	2/2.5 (-1)	1,000 (-14%)	3mo	$188,990	$189	60
1321 Foxwood Pl	1.42mi	2/2.5 (-1)	1,162 (+0%)	1mo	$149,000	$128	57
1322 Foxwood Pl	1.44mi	2/2.5 (-1)	1,162 (+0%)	2mo	$120,000	$103	55
654 Tegarden Rd	0.68mi	3/2.0	1,225 (+6%)	2mo	$221,900	$181	53
38 30th St	1.08mi	3/1.0	1,251 (+8%)	1mo	$135,000	$108	42
14 Independence Dr #14	0.53mi	2/1.5 (-1)	1,311 (+13%)	3mo	$165,000	$126	40
19 31st St	0.95mi	3/1.0	1,287 (+11%)	1mo	$186,500	$145	37
1325 Harrison Rd	1.49mi	2/2.0 (-1)	1,357 (+17%)	2mo	$169,900	$125	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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.34×
• Total profit: $-38,577
• Equity at exit: $31,163

10-year hold

• IRR: -8.3%
• Equity multiple: 0.45×
• Total profit: $-32,197
• Equity at exit: $18,071

Cash invested: $58,520 (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 39507

• Home prices YoY: -27.1%
• Rents YoY: 4.3%
• Active inventory: 357
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$165
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-114

Break-even live

Break-even rent $2,037

Max offer price $192,483

Occupancy floor —

Sensitivity live

Price	-10% $30	-5% $-42	+0% $-114	+5% $-186	+10% $-259
Rent	-10% $-264	-5% $-189	+0% $-114	+5% $-39	+10% $35
Rate	-1.0pp $-9	-0.5pp $-61	base $-114	+0.5pp $-168	+1.0pp $-223

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: $52,250
• Closing costs: $6,270
• Club membership (one-time): —
• 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	93d	1	0.03mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	93d	1	0.05mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	70d	1	0.05mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	93d	1	0.06mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	93d	1	0.07mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	93d	1	0.08mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	70d	1	0.08mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	93d	1	0.09mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	70d	1	0.17mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	62d	1	0.53mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	70d	1	0.97mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	70d	1	1.15mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	70d	1	1.27mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	70d	1	1.30mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	70d	1	1.41mi
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	93d	1	1.45mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	93d	1	1.45mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	93d	1	1.49mi

HOA detail $165/mo · $1,980/yr condo

• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $209,000 Active 198 DOM
2. 2026-08-07
   days on market $209,000 Active 197 DOM
3. 2026-08-06
   days on market $209,000 Active 196 DOM
4. 2026-08-05
   days on market $209,000 Active 195 DOM
5. 2026-08-04
   days on market $209,000 Active 194 DOM
6. 2026-08-03
   days on market $209,000 Active 193 DOM
7. 2026-07-31
   days on market $209,000 Active 190 DOM
8. 2026-07-30
   days on market $209,000 Active 189 DOM
9. 2026-07-29
   days on market $209,000 Active 188 DOM
10. 2026-07-27
    days on market $209,000 Active 186 DOM
11. 2026-07-25
    days on market $209,000 Active 184 DOM
12. 2026-07-24
    days on market $209,000 Active 183 DOM
13. 2026-07-23
    days on market $209,000 Active 182 DOM
14. 2026-07-22
    days on market $209,000 Active 181 DOM
15. 2026-07-21
    days on market $209,000 Active 180 DOM
16. 2026-07-18
    days on market $209,000 Active 177 DOM
17. 2026-07-16
    days on market $209,000 Active 175 DOM
18. 2026-07-16
    days on market $209,000 Active 174 DOM
19. 2026-07-14
    days on market $209,000 Active 173 DOM
20. 2026-07-13
    days on market $209,000 Active 172 DOM
21. 2026-07-12
    days on market $209,000 Active 171 DOM
22. 2026-07-11
    days on market $209,000 Active 170 DOM
23. 2026-07-10
    days on market $209,000 Active 169 DOM
24. 2026-07-09
    days on market $209,000 Active 168 DOM
25. 2026-07-08
    days on market $209,000 Active 167 DOM
26. 2026-07-07
    days on market $209,000 Active 166 DOM
27. 2026-07-06
    days on market $209,000 Active 165 DOM
28. 2026-07-05
    days on market $209,000 Active 164 DOM
29. 2026-07-04
    days on market $209,000 Active 163 DOM
30. 2026-07-03
    days on market $209,000 Active 162 DOM
31. 2026-07-02
    days on market $209,000 Active 161 DOM
32. 2026-07-01
    days on market $209,000 Active 160 DOM
33. 2026-06-30
    days on market $209,000 Active 159 DOM
34. 2026-06-29
    days on market $209,000 Active 158 DOM
35. 2026-06-28
    days on market $209,000 Active 157 DOM
36. 2026-06-28
    days on market $209,000 Active 156 DOM
37. 2026-06-27
    days on market $209,000 Active 155 DOM
38. 2026-06-25
    days on market $209,000 Active 153 DOM
39. 2026-06-23
    days on market $209,000 Active 151 DOM
40. 2026-06-22
    days on market $209,000 Active 150 DOM
41. 2026-06-18
    days on market $209,000 Active 147 DOM
42. 2026-06-17
    days on market $209,000 Active 146 DOM
43. 2026-06-16
    days on market $209,000 Active 145 DOM
44. 2026-06-15
    days on market $209,000 Active 144 DOM
45. 2026-06-14
    days on market $209,000 Active 142 DOM
46. 2026-06-13
    days on market $209,000 Active 141 DOM
47. 2026-06-10
    days on market $209,000 Active 139 DOM
48. 2026-06-09
    days on market $209,000 Active 138 DOM
49. 2026-06-08
    days on market $209,000 Active 137 DOM
50. 2026-06-07
    days on market $209,000 Active 136 DOM

ⓘ 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 3/10 Moderate FEMA zone X (shaded) · 9% 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: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$1,980
• − Depreciation: −$6,080
• Taxable loss: −$4,869
• Est. tax savings @ 24.0%: +$1,169
• After-tax cash flow: $-201/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 80/100 Cosmetic rehab Est. rehab $5,780–$17,340 screening

This turnkey Airbnb townhouse is in excellent condition with modern amenities and a prime location. It's ready to generate income and is a great investment opportunity.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Smart home integration — Improves convenience and adds value ↑
• Both Smart security system — Enhances safety and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Anniston Avenue Elementary School C- MS #53/375 Nat'l #11,114/41,679 Middle Bayou View Middle School C MS #27/179 Nat'l #3,192/14,009 High Gulfport High School F MS #54/197 Nat'l #8,724/17,239

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

B Composite livability gradescore 73/100

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 · 228,444 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: 8% of renters

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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%

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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%

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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

-5.0% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $209,000 MLSU
• 2026-01-22 Listed $220,000 MLSU