35 Whisperwood Ln · Ocean Springs, MS 39564

$274,900

4 bd · 2.0 ba · 1,881 sqft · SingleFamily public records · 54 Days on market

Built 2017 8,712 sqft lot $146/sqft · 11% below area Est $310k · 11% under

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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 +19.8/30.0
• ARV discount +12.6/15.0
• DSCR +6.3/10.0
• Schools +5.3/10.0
• 1% rule +4.6/10.0
• Livability +4.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 35 Whisperwood Lane, a thoughtfully designed 4-bedroom, 2-bath home ideally located in the heart of Ocean Springs--just minutes from shopping, dining, and healthcare, and within the highly sought-after Ocean Springs School District. This home features a split floor plan offers both functionality and comfort, featuring a welcoming foyer that opens into a spacious living area with seamless flow into the kitchen and dining spaces. The kitchen is equipped with an island, pantry, and ample cabinetry, creating an ideal setting for both everyday living and entertaining. The adjacent dining area leads directly to the back patio and fully fenced yard, offering a private outdoor retreat. The primary suite is privately positioned at the rear of the home and features a spacious layout with a large walk-in closet and an en-suite bath complete with a double vanity, garden soaking tub, separate walk-in shower, and private water closet. Three additional guest bedrooms are well-sized. Additional features include luxury vinyl plank flooring throughout the main living areas, carpet in bedrooms for comfort, an indoor laundry room, double car garage, gutters, and a backyard storage shed. A well-rounded home offering comfort, space, and convenience in one of Ocean Springs' most desirable locations.

Key facts

• Ample cabinetry
• Spacious living area
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• WELCOMING FOYER
• SPACIOUS LIVING AREA
• KITCHEN ISLAND
• AMPLE CABINETRY
• DINING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (4.2% below list).
• Recommended offer: $263k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.2% in Ocean Springs — 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 86/100 on livability (#2 in MS, #420 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: 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.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 40% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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; 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 $263,416 (4.2% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.96% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.7

CMA / ARV

• ARV (median comp): $310,264
• List price: $274,900
• Delta: -11.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Lakeview Dr	0.20mi	3/2.0 (-1)	1,901 (+1%)	12mo	$249,900	$131	74
30 Lakeview Ct	0.28mi	4/2.0	1,890 (+0%)	15mo	$314,900	$167	73
4513 Gibson Rd	0.54mi	3/2.0 (-1)	1,920 (+2%)	8mo	$249,000	$130	60
227 Madison Place Dr	0.67mi	3/2.0 (-1)	1,660 (-12%)	12mo	$299,500	$180	34
223 Madison Place Dr	0.70mi	3/2.5 (-1)	2,075 (+10%)	23mo	$354,900	$171	24
215 Madison Place Dr	0.74mi	3/2.5 (-1)	2,100 (+12%)	20mo	$345,999	$165	22

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: -10.2%
• Equity multiple: 0.64×
• Total profit: $-28,062
• Equity at exit: $40,988

10-year hold

• IRR: -3.2%
• Equity multiple: 0.80×
• Total profit: $-15,152
• Equity at exit: $23,768

Cash invested: $76,972 (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: 714
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,634 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$196 /mo · $2,353/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $329

Break-even live

Break-even rent $2,218

Max offer price $274,900

Occupancy floor 83%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Whisperwood Ln Ocean Springs, MS	5.0	3.0	2594	$2,750	$1.06	13d	1	0.11mi
132 Gettysburg Cir Ocean Springs, MS	4.0	3.0	1689	$2,195	$1.30	21d	1	1.37mi

Listing history 19 events

1. 2026-06-14
   statusdays on market $274,900 Pending 54 DOM
2. 2026-06-13
   days on market $274,900 Active 53 DOM
3. 2026-06-10
   days on market $274,900 Active 51 DOM
4. 2026-06-09
   days on market $274,900 Active 50 DOM
5. 2026-06-08
   days on market $274,900 Active 49 DOM
6. 2026-06-07
   days on market $274,900 Active 48 DOM
7. 2026-06-02
   pricedays on market $274,900 Active 43 DOM
8. 2026-06-01
   days on market $283,500 Active 42 DOM
9. 2026-05-31
   days on market $283,500 Active 41 DOM
10. 2026-05-30
    days on market $283,500 Active 40 DOM
11. 2026-04-20
    listed $283,500 Active 1314-char remark

    Show marketing remark (1314 chars)

    Welcome to 35 Whisperwood Lane, a thoughtfully designed 4-bedroom, 2-bath home ideally located in the heart of Ocean Springs--just minutes from shopping, dining, and healthcare, and within the highly sought-after Ocean Springs School District. This home features a split floor plan offers both functionality and comfort, featuring a welcoming foyer that opens into a spacious living area with seamless flow into the kitchen and dining spaces. The kitchen is equipped with an island, pantry, and ample cabinetry, creating an ideal setting for both everyday living and entertaining. The adjacent dining area leads directly to the back patio and fully fenced yard, offering a private outdoor retreat. The primary suite is privately positioned at the rear of the home and features a spacious layout with a large walk-in closet and an en-suite bath complete with a double vanity, garden soaking tub, separate walk-in shower, and private water closet. Three additional guest bedrooms are well-sized. Additional features include luxury vinyl plank flooring throughout the main living areas, carpet in bedrooms for comfort, an indoor laundry room, double car garage, gutters, and a backyard storage shed. A well-rounded home offering comfort, space, and convenience in one of Ocean Springs' most desirable locations.

12. 2024-11-02
    historical $2,000
13. 2024-10-25
    price $2,000
14. 2024-10-25
    listed $1,900
15. 2020-06-17
    soldstatus
16. 2020-06-12
    soldstatus 473-char remark

    Show marketing remark (473 chars)

    REDUCED PRICE: Move in Ready 4 bedroom 2 full bath house has an open floor plan. Energy efficient home. Huge island in the kitchen. Brand new fingerprint resistant, stainless steel appliances including Fridge, Microwave. Dishwasher, Range. Master bedroom has a walk in closet. A separate tub and a shower in the master bathroom. It is in prestigious Lakeview Subdivision. Close to shopping, entertainment, Interstate 10 and Ocean Springs schools. $3500.00 towards closing

17. 2019-08-20
    listed $199,900 473-char remark

    Show marketing remark (473 chars)

    REDUCED PRICE: Move in Ready 4 bedroom 2 full bath house has an open floor plan. Energy efficient home. Huge island in the kitchen. Brand new fingerprint resistant, stainless steel appliances including Fridge, Microwave. Dishwasher, Range. Master bedroom has a walk in closet. A separate tub and a shower in the master bathroom. It is in prestigious Lakeview Subdivision. Close to shopping, entertainment, Interstate 10 and Ocean Springs schools. $3500.00 towards closing

18. 2017-06-23
    soldstatus
19. 2016-12-06
    listed $189,900

ⓘ 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: $2,353 · $196/mo
• Projected year-2 tax: $2,353 · $196/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 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $31,610
• − Mortgage interest: −$15,399
• − Property taxes: −$2,353
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,529
• − Management: −$2,529
• − Depreciation: −$7,997
• Taxable loss: −$571
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $4,082/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 — Ocean Springs

• Score: 86/100
• State rank: #2
• US rank: #420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocean Springs, MS
• County: Jackson County · 82,196 people
• City population: 43,240
• 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

+49.3% since first listed

9 events — show timeline

• 2026-04-20 Listed $283,500 MLSU
• 2024-11-02 Rental Removed $2,000 Avail
• 2024-10-25 Price Changed $2,000 Avail
• 2024-10-25 Listed for Rent $1,900 Avail
• 2020-06-17 Sold (Public Records) — Public Records
• 2020-06-12 Sold (MLS) — MLSU
• 2019-08-20 Listed $199,900 MLSU
• 2017-06-23 Sold (MLS) — MLSU
• 2016-12-06 Listed $189,900 MLSU

Property tax history

+21.9%/yr

Latest (2025): $2,353 · +10.0% YoY. Source: county tax records.