210 Molokai Unit C · Diamondhead, MS 39525

$89,000

1 bd · 1.0 ba · 639 sqft · Condo public records · 37 Days on market

Built 1974 $139/sqft · 21% below area Est $113k · 21% under $318/mo HOA · 25% of rent

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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 +20.3/30.0
• ARV discount +15.0/15.0
• 1% rule +9.3/10.0
• DSCR +6.5/10.0
• 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 MLS

Furnished condo overlooking the majestic oak trees and green of #12 Pines Course. Tile floor entry. Open kitchen with breakfast bar. Bright living and dining area. Back deck. Pool in complex. More!

Key facts

• Mature oak trees
• Private balcony
• Community amenities

Tags

• PRIVATE BALCONY
• GOLF COURSE VIEWS
• COMMUNITY AMENITIES
• NATURAL LIGHT
• MATURE OAK TREES

Property features AI

Finance

• Other: Pets allowed (cats and dogs)
• HOA & community: Homeowners association with a monthly fee of $318; Community amenities include airport/runway access, fishing, golf, hiking/walking trails, lake, marina, nearby entertainment, park, playground, pool, restaurant, senior community features, and tennis courts

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Low-rise (1–2 floors); One level; Move-in ready
• Construction: Board & batten siding; Conventional foundation; Architectural shingle roof; Built (year source: assessor)
• Exterior features: Private pool; Balcony

Interior

• Kitchen: Free-standing range; Refrigerator
• Flooring: Carpet; Combination flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Soaking tub

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 248 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($87k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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 37 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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

• Watch-outs: HOA is 25% of rent.
• 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 $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 5.8

CMA / ARV

• ARV (median comp): $112,534
• List price: $89,000
• Delta: -20.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-6,943
• Equity at exit: $13,270

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $4,102
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$37
• HOA: −$318
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $114

Break-even live

Break-even rent $1,124

Max offer price $89,000

Occupancy floor 86%

Sensitivity live

Price	-10% $165	-5% $140	+0% $114	+5% $89	+10% $64
Rent	-10% $14	-5% $64	+0% $114	+5% $165	+10% $215
Rate	-1.0pp $159	-0.5pp $137	base $114	+0.5pp $91	+1.0pp $68

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Lanai Vlg Unit C Diamondhead, MS	1.0	1.0	639	$1,100	$1.72	15d	1	0.39mi
109 Lakeside Villa #132 Diamondhead, MS	—	1.0	475	$1,000	$2.11	45d	1	0.77mi

HOA detail condo

• Monthly dues: $318 · $3,816/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $89,000 Active 37 DOM
2. 2026-06-18
   days on market $89,000 Active 34 DOM
3. 2026-06-17
   days on market $89,000 Active 33 DOM
4. 2026-06-16
   days on market $89,000 Active 32 DOM
5. 2026-06-15
   days on market $89,000 Active 31 DOM
6. 2026-06-14
   days on market $89,000 Active 29 DOM
7. 2026-06-13
   days on market $89,000 Active 28 DOM
8. 2026-06-10
   days on market $89,000 Active 26 DOM
9. 2026-06-09
   days on market $89,000 Active 25 DOM
10. 2026-06-08
    days on market $89,000 Active 24 DOM
11. 2026-06-07
    days on market $89,000 Active 23 DOM
12. 2026-06-05
    days on market $89,000 Active 20 DOM
13. 2026-06-03
    days on market $89,000 Active 19 DOM
14. 2026-06-02
    days on market $89,000 Active 18 DOM
15. 2026-06-01
    days on market $89,000 Active 17 DOM
16. 2026-05-31
    days on market $89,000 Active 16 DOM
17. 2026-05-30
    days on market $89,000 Active 15 DOM
18. 2026-05-15
    listed $89,000 Active 825-char remark
19. 2015-10-19
    soldstatus 197-char remark

    Show marketing remark (197 chars)

    Furnished condo overlooking the majestic oak trees and green of #12 Pines Course. Tile floor entry. Open kitchen with breakfast bar. Bright living and dining area. Back deck. Pool in complex. More!

20. 2015-08-25
    listed $37,000 197-char remark

    Show marketing remark (197 chars)

    Furnished condo overlooking the majestic oak trees and green of #12 Pines Course. Tile floor entry. Open kitchen with breakfast bar. Bright living and dining area. Back deck. Pool in complex. More!

21. 1998-09-22
    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: $792 · $66/mo
• Projected year-2 tax: $792 · $66/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 2/10 Low
• 🌡 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: $15,225
• − Mortgage interest: −$4,985
• − Property taxes: −$792
• − Insurance: −$445
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − HOA: −$3,816
• − Depreciation: −$2,589
• Taxable income: $161
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $1,335/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

+140.5% since first listed

4 events — show timeline

• 2026-05-15 Listed $89,000 MLSU
• 2015-10-19 Sold (MLS) — MLSU
• 2015-08-25 Listed $37,000 MLSU
• 1998-09-22 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $792 · +0.0% YoY. Source: county tax records.