129 Woodland Cir · Ocean Springs, MS 39564

$159,900

3 bd · 2.0 ba · 1,026 sqft · SingleFamily public records

Built 1964 Est $238k · 33% under

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Why this score? — see what drove the B 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.2/10.0
• Schools +5.3/10.0
• Livability +4.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

?? 129 Woodland Circle & acirc; & euro; & ldquo; Ocean Springs, MS Golf Cart District 3 Bedroom | 1.5 Bath 1,045 Sq Ft | Built 1968 If you & acirc; & euro; & trade; ve been trying to get into the Ocean Springs Golf Cart District, you already know how hard it is to find a house at this price. This home has solid bones and functioning systems and is priced to reflect primarily cosmetic updates. Highlights & acirc; & euro; & cent; Roof approximately 6 & acirc; & euro; & ldquo; 7 years old & acirc; & euro; & cent; HVAC professionally serviced twice per year with no issues & acirc; & euro; & cent; Plumbing and water h

Key facts

• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.1% 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 0 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 $159,900

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: 1.12% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $238,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Teringo Cir	0.13mi	3/1.0	1,020 (-1%)	0mo	$219,900	$216	89
232 Woodland Cir	0.08mi	3/1.5	1,120 (+9%)	0mo	$170,000	$152	78
108 Sunhaven Dr	0.36mi	3/1.0	1,032 (+1%)	6mo	$239,900	$232	73
315 Poplar Dr	0.31mi	3/1.0	962 (-6%)	0mo	$220,000	$229	71
112 Myrtle Rd	0.50mi	3/2.0	1,040 (+1%)	10mo	$189,000	$182	66
201 Walnut Dr	0.36mi	3/1.5	1,130 (+10%)	0mo	$279,000	$247	64
404 Woody Cir	0.26mi	2/1.0 (-1)	1,070 (+4%)	12mo	$199,900	$187	62
2501 Bienville Blvd #416	0.60mi	2/2.0 (-1)	1,095 (+7%)	1mo	$285,000	$260	55
2207 Government St #19	0.71mi	2/2.0 (-1)	1,010 (-2%)	10mo	$350,000	$347	51
113 Colmer Cir	0.58mi	3/1.5	1,167 (+14%)	1mo	$245,000	$210	48
610 Clark Ave	0.69mi	3/2.0	1,110 (+8%)	9mo	$300,000	$270	47
443 Bills Ave	0.71mi	2/1.0 (-1)	1,163 (+13%)	0mo	$369,000	$317	35

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-5,090
• Equity at exit: $23,842

10-year hold

• IRR: 4.7%
• Equity multiple: 1.32×
• Total profit: $14,326
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$839
• Tax from tax record: −$134 /mo · $1,610/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $374

Break-even live

Break-even rent $1,316

Max offer price $159,900

Occupancy floor 74%

Sensitivity live

Price	-10% $465	-5% $419	+0% $374	+5% $329	+10% $284
Rent	-10% $233	-5% $303	+0% $374	+5% $445	+10% $515
Rate	-1.0pp $455	-0.5pp $415	base $374	+0.5pp $333	+1.0pp $291

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
246 Woodland Cir Ocean Springs, MS	3.0	1.0	984	$1,475	$1.50	44d	1	0.04mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	14d	1	0.26mi
212 Maple Dr Ocean Springs, MS	3.0	1.5	1092	$1,475	$1.35	14d	1	0.30mi
107 Elliott Pl Ocean Springs, MS	3.0	1.0	1148	$1,695	$1.48	21d	1	0.30mi
111 Armand Oaks Ocean Springs, MS	3.0	2.5	1500	$1,800	$1.20	44d	1	0.39mi
422 Whispering Pine Dr Ocean Springs, MS	3.0	2.0	1075	$1,795	$1.67	14d	1	0.48mi
230 Saratoga Dr Ocean Springs, MS	3.0	2.0	1450	$1,800	$1.24	44d	1	0.55mi
230 Saratoga Dr Ocean Springs, MS	3.0	2.0	1380	$1,850	$1.34	14d	1	0.55mi
2501 Bienville Blvd Ocean Springs, MS	2.0	2.0	1156	$2,000	$1.73	44d	1	0.58mi
237 Saratoga Dr Ocean Springs, MS	3.0	2.0	1295	$2,150	$1.66	14d	1	0.60mi
2 Fleetwood Pl Ocean Springs, MS	2.0	1.0	912	$2,000	$2.19	44d	1	0.67mi
2501 Bienville Blvd Unit 432 Ocean Springs, MS	2.0	2.0	1095	$2,300	$2.10	44d	1	0.68mi
623 Camellia Pointe Blvd Ocean Springs, MS	2.0	2.0	1333	$2,200	$1.65	44d	1	0.68mi
1509 Bowen Ave Ocean Springs, MS	2.0	1.0	1200	$1,600	$1.33	21d	1	1.17mi

Listing history 2 events

1. 2026-05-26
   listed $159,900
2. 2021-09-08
   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: $1,610 · $134/mo
• Projected year-2 tax: $1,610 · $134/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 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: $21,470
• − Mortgage interest: −$8,957
• − Property taxes: −$1,610
• − Insurance: −$800
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$4,652
• Taxable income: $2,016
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $4,005/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: 17,225
• 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

2 events — show timeline

• 2026-05-26 Listed $159,900 FSBO.com
• 2021-09-08 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,610 · +7.6% YoY. Source: county tax records.