3504 Beachview Dr · Gulf Park Estates, MS 39564

$229,999

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 107 Days on market

Built 1966 0.25 ac lot $179/sqft · at area comps Est $246k · 6% under

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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 +11.4/30.0
• ARV discount +10.4/15.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you've been waiting for something updated, move-in ready, and flexible - this is it! Renovated less than five years ago, this home offers modern finishes without the renovation headache. The interior features all new flooring, updated bathrooms with tile and custom cabinetry, new doors and light fixtures throughout, and a beautifully redesigned kitchen with granite countertops, custom cabinets, backsplash, and stainless steel appliances. Major systems have already been addressed- including HVAC, water heater, and a hurricane-rated garage door- providing peace of mind from day one. Outside, you'll find a new circular driveway extension, boat/seasonal cover, and a spacious workshop with full electric. An additional 0.26-acre lot is included, offering extra space and added value- a rare bonus at this price point. Property is not located in a flood zone.

Key facts

• Move-in ready
• Custom cabinetry
• Renovated

Tags

• MOVE-IN READY
• RENOVATED
• NEW FLOORING
• UPDATED BATHROOMS
• CUSTOM CABINETRY
• REDESIGNED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-78 ($-939/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (24.6% below list).
• Recommended offer: $173k (24.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#43 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, 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: Magnolia Park Elementary (math 62% / reading 52%, grade C+, #37 of 375 statewide, top 10%, 635 students, 100% 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; 12 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; 516 units permitted in Jackson County in 2024 (6 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 5y 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; moderate 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 $173,346 (24.6% 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 107 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 11.1

CMA / ARV

• ARV (median comp): $245,849
• List price: $229,999
• Delta: -6.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3113 N 5th St	0.39mi	3/2.0	1,326 (+3%)	9mo	$230,000	$173	69
3412 N 4th St	0.21mi	3/2.0	1,259 (-2%)	23mo	$214,900	$171	67
3505 N 10th St	0.23mi	3/2.0	1,431 (+11%)	12mo	$189,900	$133	60
8617 Pinoak Ln	0.68mi	3/2.0	1,239 (-4%)	10mo	$213,000	$172	54
9220 Live Oak Ave	0.52mi	3/2.0	1,462 (+14%)	6mo	$239,900	$164	49
9016 Old Walnut Rd	0.51mi	3/2.0	1,402 (+9%)	15mo	$215,000	$153	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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.30×
• Total profit: $-45,216
• Equity at exit: $34,294

10-year hold

• IRR: -17.5%
• Equity multiple: 0.11×
• Total profit: $-57,539
• Equity at exit: $19,886

Cash invested: $64,400 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$146 /mo · $1,749/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-78

Break-even live

Break-even rent $1,833

Max offer price $216,169

Occupancy floor 100%

Sensitivity live

Price	-10% $52	-5% $-13	+0% $-78	+5% $-143	+10% $-208
Rent	-10% $-215	-5% $-147	+0% $-78	+5% $-10	+10% $59
Rate	-1.0pp $38	-0.5pp $-20	base $-78	+0.5pp $-138	+1.0pp $-199

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3305 N 8th St Ocean Springs, MS	4.0	2.0	1802	$2,250	$1.25	22d	1	0.20mi
8701 Old Spanish Trl Ocean Springs, MS	2.0	2.0	900	$1,200	$1.33	15d	3	0.35mi
8701 Old Spanish Trl Unit 107 Ocean Springs, MS	2.0	2.0	900	$1,200	$1.33	22d	1	0.35mi
8700 Spring Ave Ocean Springs, MS	3.0	2.0	1087	$1,050	$0.97	46d	1	0.79mi
8700 Spring Ave Ocean Springs, MS	3.0	2.0	1087	$1,050	$0.97	22d	1	0.79mi
2421 Beachview Dr Ocean Springs, MS	2.0	2.0	874	$2,150	$2.46	45d	2	0.97mi
2421 Beachview Dr Ocean Springs, MS	2.0	2.0	875	$2,000	$2.29	22d	1	0.99mi
2421 Beachview Dr Unit F16 Ocean Springs, MS	2.0	2.0	875	$2,200	$2.51	22d	1	0.99mi
8712 W Simmons Bayou Dr Ocean Springs, MS	2.0	2.0	1100	$1,900	$1.73	45d	1	1.30mi
1200 Deana Rd Ocean Springs, MS	2.0	2.0	1063	$1,337	$1.26	45d	1	1.48mi
1200 Deana Rd Ocean Springs, MS	2.0	2.0	1063	$1,296	$1.22	22d	1	1.48mi
1200 Deana Rd Ocean Springs, MS	2.0	2.0	1063	$1,405	$1.32	15d	1	1.48mi

Listing history 45 events

1. 2026-06-21
   days on market $229,999 Active 107 DOM
2. 2026-06-18
   days on market $229,999 Active 104 DOM
3. 2026-06-17
   days on market $229,999 Active 103 DOM
4. 2026-06-16
   days on market $229,999 Active 102 DOM
5. 2026-06-15
   days on market $229,999 Active 101 DOM
6. 2026-06-14
   days on market $229,999 Active 99 DOM
7. 2026-06-13
   days on market $229,999 Active 98 DOM
8. 2026-06-10
   days on market $229,999 Active 96 DOM
9. 2026-06-09
   days on market $229,999 Active 95 DOM
10. 2026-06-08
    days on market $229,999 Active 94 DOM
11. 2026-06-07
    days on market $229,999 Active 93 DOM
12. 2026-06-02
    days on market $229,999 Active 88 DOM
13. 2026-06-01
    days on market $229,999 Active 87 DOM
14. 2026-05-31
    days on market $229,999 Active 86 DOM
15. 2026-05-30
    days on market $229,999 Active 85 DOM
16. 2026-05-14
    status Active 868-char remark

    Show marketing remark (868 chars)

    If you've been waiting for something updated, move-in ready, and flexible - this is it! Renovated less than five years ago, this home offers modern finishes without the renovation headache. The interior features all new flooring, updated bathrooms with tile and custom cabinetry, new doors and light fixtures throughout, and a beautifully redesigned kitchen with granite countertops, custom cabinets, backsplash, and stainless steel appliances. Major systems have already been addressed- including HVAC, water heater, and a hurricane-rated garage door- providing peace of mind from day one. Outside, you'll find a new circular driveway extension, boat/seasonal cover, and a spacious workshop with full electric. An additional 0.26-acre lot is included, offering extra space and added value- a rare bonus at this price point. Property is not located in a flood zone.

17. 2026-05-05
    status Pending 868-char remark

    Show marketing remark (868 chars)

    If you've been waiting for something updated, move-in ready, and flexible - this is it! Renovated less than five years ago, this home offers modern finishes without the renovation headache. The interior features all new flooring, updated bathrooms with tile and custom cabinetry, new doors and light fixtures throughout, and a beautifully redesigned kitchen with granite countertops, custom cabinets, backsplash, and stainless steel appliances. Major systems have already been addressed- including HVAC, water heater, and a hurricane-rated garage door- providing peace of mind from day one. Outside, you'll find a new circular driveway extension, boat/seasonal cover, and a spacious workshop with full electric. An additional 0.26-acre lot is included, offering extra space and added value- a rare bonus at this price point. Property is not located in a flood zone.

18. 2026-03-30
    price $234,900 868-char remark

    Show marketing remark (868 chars)

    If you've been waiting for something updated, move-in ready, and flexible - this is it! Renovated less than five years ago, this home offers modern finishes without the renovation headache. The interior features all new flooring, updated bathrooms with tile and custom cabinetry, new doors and light fixtures throughout, and a beautifully redesigned kitchen with granite countertops, custom cabinets, backsplash, and stainless steel appliances. Major systems have already been addressed- including HVAC, water heater, and a hurricane-rated garage door- providing peace of mind from day one. Outside, you'll find a new circular driveway extension, boat/seasonal cover, and a spacious workshop with full electric. An additional 0.26-acre lot is included, offering extra space and added value- a rare bonus at this price point. Property is not located in a flood zone.

19. 2026-02-24
    listed $239,000 Active 868-char remark

    Show marketing remark (868 chars)

    If you've been waiting for something updated, move-in ready, and flexible - this is it! Renovated less than five years ago, this home offers modern finishes without the renovation headache. The interior features all new flooring, updated bathrooms with tile and custom cabinetry, new doors and light fixtures throughout, and a beautifully redesigned kitchen with granite countertops, custom cabinets, backsplash, and stainless steel appliances. Major systems have already been addressed- including HVAC, water heater, and a hurricane-rated garage door- providing peace of mind from day one. Outside, you'll find a new circular driveway extension, boat/seasonal cover, and a spacious workshop with full electric. An additional 0.26-acre lot is included, offering extra space and added value- a rare bonus at this price point. Property is not located in a flood zone.

20. 2025-11-13
    historical
21. 2025-10-08
    price $240,000
22. 2025-07-23
    listed $245,000 Active
23. 2025-03-20
    historical $1,595
24. 2025-03-17
    listed $1,595
25. 2025-03-17
    historical $1,595
26. 2025-03-01
    price $1,595
27. 2025-02-21
    price $1,695
28. 2025-01-30
    price $1,750
29. 2025-01-29
    listed $1,850
30. 2025-01-29
    historical $1,850
31. 2024-11-16
    listed $1,850
32. 2023-07-03
    historical
33. 2022-06-06
    soldstatus
34. 2022-05-27
    soldstatus Closed
35. 2022-05-12
    status Pending
36. 2022-05-12
    status Active
37. 2022-04-28
    status Pending
38. 2022-04-26
    status Active
39. 2022-03-26
    status Pending
40. 2022-03-26
    status Active
41. 2022-03-26
    status Pending
42. 2022-03-18
    listed $200,000 Active
43. 2021-10-19
    soldstatus
44. 2021-10-15
    soldstatus
45. 2021-09-29
    listed $74,500

ⓘ 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: $1,749 · $146/mo
• Projected year-2 tax: $1,817 · $151/mo
• Expected delta: +$68/yr (+$6/mo · 3.9%)

ⓘ 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 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,802
• − Mortgage interest: −$12,884
• − Property taxes: −$1,749
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$6,691
• Taxable loss: −$5,000
• Est. tax savings @ 24.0%: +$1,200
• After-tax cash flow: $261/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 — Gulf Park Estates

• Score: 70/100
• State rank: #43
• US rank: #7955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulf Park Estates, MS
• County: Jackson County · 82,196 people
• 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

+215.3% since first listed

30 events — show timeline

• 2026-05-14 Relisted — MLSU
• 2026-05-05 Pending — MLSU
• 2026-03-30 Price Changed $234,900 MLSU
• 2026-02-24 Listed $239,000 MLSU
• 2025-11-13 Listing Removed — MLSU
• 2025-10-08 Price Changed $240,000 MLSU
• 2025-07-23 Listed $245,000 MLSU
• 2025-03-20 Rental Removed $1,595 APPFOLIO
• 2025-03-17 Listed for Rent $1,595 APPFOLIO
• 2025-03-17 Rental Removed $1,595 MLSU
• 2025-03-01 Price Changed $1,595 MLSU
• 2025-02-21 Price Changed $1,695 MLSU
• 2025-01-30 Price Changed $1,750 MLSU
• 2025-01-29 Listed for Rent $1,850 MLSU
• 2025-01-29 Rental Removed $1,850 APPFOLIO
• 2024-11-16 Listed for Rent $1,850 APPFOLIO
• 2023-07-03 Rental Removed — APPFOLIO
• 2022-06-06 Sold (Public Records) — Public Records
• 2022-05-27 Sold (MLS) — MLSU
• 2022-05-12 Pending — MLSU
• 2022-05-12 Relisted — MLSU
• 2022-04-28 Pending — MLSU
• 2022-04-26 Relisted — MLSU
• 2022-03-26 Pending — MLSU
• 2022-03-26 Relisted — MLSU
• 2022-03-26 Pending — MLSU
• 2022-03-18 Listed $200,000 MLSU
• 2021-10-19 Sold (Public Records) — Public Records
• 2021-10-15 Sold (MLS) — MLSU
• 2021-09-29 Listed $74,500 MLSU

Property tax history

+3.1%/yr

Latest (2025): $1,749 · +9.6% YoY. Source: county tax records.