4701 Hilltop Dr · Ocean Springs, MS 39564

$339,900

4 bd · 2.0 ba · 3,038 sqft · SingleFamily public records · 12 Days on market

Built 1964 0.29 ac lot Est $413k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• Schools +5.3/10.0
• DSCR +4.4/10.0
• Livability +4.3/5.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

STUNNING FULL REMODEL IN OCEAN SPRINGS! Just 8 mins from downtown, this ''like-new'' masterpiece sits on a spacious corner lot. This rare find features 4 BR/3.5 BA with a split floor plan, including two Primary Suites (one up/one down). The interior boasts an oversized family room, new stainless appliances, walk-in closets, and massive storage. The main primary bath is a true retreat with his/her sinks, a walk-in shower, and a large jacuzzi tub. Step outside to your private, fenced oasis featuring a large covered patio with an outdoor kitchen--perfect for entertaining! Includes a 2-car garage and additional RV parking. Complete interior/exterior renovation. This one won't last!

Key facts

• Massive storage
• Full remodel
• Walk in closets

Tags

• FULL REMODEL
• CORNER LOT
• TWO PRIMARY SUITES
• OVERSIZED FAMILY ROOM
• WALK IN CLOSETS
• MASSIVE STORAGE

Property features AI

Exterior

• Parking: 2-car garage; Garage faces front; RV access/parking; Concrete parking surfaces
• Utilities: Public water; Public sewer; Electricity connected; Propane available; Sewer connected; Water connected
• Home design: Single-family house; Updated/remodeled; One and one-half stories; Built with HardiPlank-type siding; Slab foundation
• Construction: Architectural shingle roof; HardiPlank-type exterior
• Exterior features: Outdoor kitchen; Private yard; Privacy fencing in back yard; Corner lot; Fenced

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stainless steel appliances; Granite counters
• Bedrooms: Primary bedroom located downstairs
• Flooring: Luxury vinyl; Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms; 1 half bathroom (total 4 bathrooms)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Ceiling fans; Primary bedroom on main level; Storage; Granite counters
• Laundry & utility: Laundry inside the home; Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $78 ($931/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 $262k (22.9% below list).
• Recommended offer: $262k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Zoned schools: Pecan Park Elementary School (math 62% / reading 57%, grade B-, #27 of 375 statewide, top 8%, 530 students, 99% FRL); Ocean Springs Upper Elementary Scho (math 59% / reading 56%, grade B, #12 of 179 statewide, top 6%, 1,332 students, 100% FRL); Ocean Springs High School (math 77% / reading 64%, grade B+, #1 of 197 statewide, top 0%, 1,899 students, 100% FRL) — zoned schools average 100% FRL vs 33% district-wide (67 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 723 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 $10k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $262,121 (22.9% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.77% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $413,168
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3010 Trentwood Dr	0.18mi	5/2.5 (+1)	3,109 (+2%)	8mo	$409,900	$132	74
4701 Hilltop Dr	0.00mi	4/3.5	2,600 (-14%)	1mo	$339,900	$131	69
3009 Trentwood Dr	0.14mi	5/3.5 (+1)	3,013 (-1%)	17mo	$410,000	$136	67
55 Lakeview Dr	0.60mi	4/2.5	3,259 (+7%)	4mo	$399,999	$123	55
205 Madison Place Dr	0.41mi	3/2.5 (-1)	2,631 (-13%)	9mo	$410,000	$156	44
3825 Bergerac Ln	0.75mi	4/3.5	2,842 (-6%)	10mo	$509,000	$179	40
10 N Lakeview Dr	0.53mi	4/2.5	2,620 (-14%)	13mo	$359,000	$137	39

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: -16.4%
• Equity multiple: 0.43×
• Total profit: $-54,702
• Equity at exit: $50,680

10-year hold

• IRR: -11.1%
• Equity multiple: 0.38×
• Total profit: $-59,389
• Equity at exit: $29,388

Cash invested: $95,172 (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: 723
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,621 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $78

Break-even live

Break-even rent $2,523

Max offer price $339,900

Occupancy floor 92%

Sensitivity live

Price	-10% $270	-5% $174	+0% $78	+5% $-19	+10% $-115
Rent	-10% $-130	-5% $-26	+0% $78	+5% $181	+10% $285
Rate	-1.0pp $249	-0.5pp $164	base $78	+0.5pp $-11	+1.0pp $-100

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: $84,975
• Closing costs: $10,197
• 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	15d	1	0.66mi
106 Booth Cir Ocean Springs, MS	4.0	2.0	2100	$2,500	$1.19	15d	1	1.27mi

Listing history 3 events

1. 2026-04-21
   status Pending
2. 2026-04-09
   listed $339,900 Active
3. 2025-05-16
   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: $829 · $69/mo
• Projected year-2 tax: $2,685 · $224/mo
• Expected delta: +$1,856/yr (+$155/mo · 223.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $31,455
• − Mortgage interest: −$19,040
• − Property taxes: −$829
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,516
• − Management: −$2,516
• − Depreciation: −$9,888
• Taxable loss: −$5,035
• Est. tax savings @ 24.0%: +$1,208
• After-tax cash flow: $2,139/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

3 events — show timeline

• 2026-04-21 Pending — MLSU
• 2026-04-09 Listed $339,900 MLSU
• 2025-05-16 Sold (Public Records) — Public Records

Property tax history

-8.8%/yr

Latest (2025): $829 · +12.4% YoY. Source: county tax records.