6658 Ahekolo Cir · Diamondhead, MS 39525

$263,500

3 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 94 Days on market

Built 1999 0.29 ac lot $144/sqft · 13% below area Est $303k · 13% under ↓ 2% 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).

• Cash flow +16.1/30.0
• ARV discount +13.4/15.0
• DSCR +5.0/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Have you been dreaming of a cozy cottage feel without giving up space or modern comforts? This home offers the best of both worlds. Situated on a beautifully landscaped lot shaded by majestic live oaks. This property welcomes you with a circular drive and undeniable curb appeal. Inside, you'll find an open floor plan, perfect for both everyday living and entertaining. The home features 3 generously sized bedrooms and 2 full bathrooms, including a private primary suite with a walk-in shower designed for safety. Downstairs, a massive basement provides endless possibilities--create additional living space, a home gym, media room, or more. With the option to add heating and cooling, it's ready to be transformed to suit your needs.

Key facts

• Open floor plan
• Massive basement
• Circular drive

Tags

• CIRCULAR DRIVE
• LANDSCAPED LOT
• OPEN FLOOR PLAN
• PRIVATE PRIMARY SUITE
• MASSIVE BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/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 $211k (19.8% below list).
• Recommended offer: $211k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 248 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

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.
• 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 94 days — a 9% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,346 (19.8% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 10.4

CMA / ARV

• ARV (median comp): $303,436
• List price: $263,500
• Delta: -13.16%
• 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
6670 Ahekolo Cir	0.10mi	3/3.0	1,925 (+6%)	1mo	$310,000	$161	81
6610 Hale Ct	0.18mi	3/2.0	1,930 (+6%)	3mo	$297,000	$154	80
552 Hanauma Ct	0.50mi	3/2.0	1,800 (-1%)	2mo	$249,000	$138	73
5715 Anoai Way	0.37mi	3/2.0	1,690 (-7%)	1mo	$214,900	$127	70
682 Auahi Pl	0.58mi	3/2.0	1,865 (+2%)	1mo	$244,000	$131	69
57154 E Diamondhead Dr	0.34mi	3/2.0	1,625 (-11%)	4mo	$259,000	$159	63
7820 Loa Pl	0.65mi	3/2.0	1,858 (+2%)	7mo	$245,000	$132	61
5513 Ahoni St	0.56mi	3/2.0	1,751 (-4%)	8mo	$245,000	$140	61
6528 Alakoko Dr	0.34mi	3/2.0	2,020 (+11%)	8mo	$425,000	$210	60
7879 Hilo Way	0.72mi	3/2.0	1,728 (-5%)	6mo	$242,000	$140	52
78102 Hilo Way	0.63mi	3/2.0	1,995 (+9%)	7mo	$239,500	$120	49
6414 Kiko St	0.65mi	3/2.0	1,634 (-10%)	5mo	$320,000	$196	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-34,309
• Equity at exit: $39,289

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-19,471
• Equity at exit: $22,783

Cash invested: $73,780 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$1,382
• Tax from tax record: −$44 /mo · $529/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $134

Break-even live

Break-even rent $1,944

Max offer price $263,500

Occupancy floor 89%

Sensitivity live

Price	-10% $283	-5% $209	+0% $134	+5% $-242	+10% $-333
Rent	-10% $-33	-5% $50	+0% $134	+5% $217	+10% $301
Rate	-1.0pp $267	-0.5pp $201	base $134	+0.5pp $66	+1.0pp $-4

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: $65,875
• Closing costs: $7,905
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Highpoint Dr Diamondhead, MS	2.0	2.5	1367	$2,500	$1.83	45d	1	0.63mi
250 Highpoint Dr Unit 250 Diamondhead, MS	2.0	2.5	1367	$2,500	$1.83	22d	1	0.63mi
289 Highpoint Dr Diamondhead, MS	2.0	2.5	1340	$1,700	$1.27	15d	1	0.65mi
7516 Pinehurst Ct Diamondhead, MS	3.0	3.0	2418	$2,000	$0.83	15d	1	0.70mi
5402 Gex Dr Diamondhead, MS	2.0	1.0	1240	$1,500	$1.21	15d	1	1.07mi
63739 Diamondhead Dr N Diamondhead, MS	3.0	2.0	1580	$1,600	$1.01	22d	1	1.20mi

Listing history 21 events

1. 2026-06-21
   days on market $263,500 Active 94 DOM
2. 2026-06-18
   days on market $263,500 Active 91 DOM
3. 2026-06-17
   days on market $263,500 Active 90 DOM
4. 2026-06-16
   days on market $263,500 Active 89 DOM
5. 2026-06-15
   days on market $263,500 Active 88 DOM
6. 2026-06-14
   days on market $263,500 Active 86 DOM
7. 2026-06-13
   days on market $263,500 Active 85 DOM
8. 2026-06-10
   days on market $263,500 Active 83 DOM
9. 2026-06-09
   days on market $263,500 Active 82 DOM
10. 2026-06-08
    days on market $263,500 Active 81 DOM
11. 2026-06-07
    days on market $263,500 Active 80 DOM
12. 2026-06-05
    days on market $263,500 Active 77 DOM
13. 2026-06-03
    days on market $263,500 Active 76 DOM
14. 2026-06-02
    days on market $263,500 Active 75 DOM
15. 2026-06-01
    days on market $263,500 Active 74 DOM
16. 2026-05-31
    days on market $263,500 Active 73 DOM
17. 2026-05-30
    days on market $263,500 Active 72 DOM
18. 2026-03-18
    listed $263,500 Active 740-char remark

    Show marketing remark (740 chars)

    Have you been dreaming of a cozy cottage feel without giving up space or modern comforts? This home offers the best of both worlds. Situated on a beautifully landscaped lot shaded by majestic live oaks. This property welcomes you with a circular drive and undeniable curb appeal. Inside, you'll find an open floor plan, perfect for both everyday living and entertaining. The home features 3 generously sized bedrooms and 2 full bathrooms, including a private primary suite with a walk-in shower designed for safety. Downstairs, a massive basement provides endless possibilities--create additional living space, a home gym, media room, or more. With the option to add heating and cooling, it's ready to be transformed to suit your needs.

19. 2025-07-21
    historical
20. 2025-06-24
    listed $269,000 Active
21. 2001-12-10
    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: $529 · $44/mo
• Projected year-2 tax: $2,082 · $173/mo
• Expected delta: +$1,553/yr (+$129/mo · 293.8%)

ⓘ 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 3/10 Moderate
• 🌡 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: $25,362
• − Mortgage interest: −$14,760
• − Property taxes: −$529
• − Insurance: −$1,318
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$7,665
• Taxable loss: −$2,968
• Est. tax savings @ 24.0%: +$712
• After-tax cash flow: $2,320/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

-2.0% since first listed

4 events — show timeline

• 2026-03-18 Listed $263,500 MLSU
• 2025-07-21 Listing Removed — MLSU
• 2025-06-24 Listed $269,000 MLSU
• 2001-12-10 Sold (Public Records) — Public Records

Property tax history

-5.5%/yr

Latest (2025): $529 · +0.0% YoY. Source: county tax records.