2501 Bienville Blvd #435 · Ocean Springs, MS 39564

$195,000

1 bd · 1.0 ba · 840 sqft · Condo public records · 233 Days on market

Built 2019 Excellent condition $232/sqft · 19% below area Est $244k · 20% under $327/mo HOA · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +10.5/30.0
• Schools +6.5/10.0
• Condition / age +4.8/5.0
• Livability +4.3/5.0
• 1% rule +4.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy coastal living at The Inlet in Ocean Springs! This beautifully maintained one-bedroom condo is located on the third floor, offering added privacy and a peaceful north-facing wooded view. Enjoy quiet mornings on your private balcony or unwind after a long day surrounded by nature. Inside, you will find a bright, open layout with modern finishes, a spacious bedroom, and stylish design throughout. Step outside your door and experience on-site amenities and local favorites — grab coffee/wine/cocktail from The Coffee Vineyard, enjoy a meal and live music at Keg and Barrel, or stretch and strengthen at Selah Pilates, all conveniently located within the community. ** Unit currently has a tenant with a lease thru October 2026. Whether you are seeking a primary home or a vacation getaway, Unit 435 delivers the perfect blend of comfort, convenience, and coastal charm. Highlights: • One bedroom | One bath | Third-floor location • Private, north-facing wooded view • Open concept living area with modern updates • Move-in ready and beautifully maintained • On-site businesses: Keg and Barrel restaurant, Selah Pilates, and The Coffee Vineyard • Minutes to downtown Ocean Springs, beaches, shopping, and dining *At the time of closing, an amount equal to two months' COA fees that will be applied to the Reserve Capital plus a $200.

Key facts

• Private balcony
• Minutes to downtown
• $327 HOA

Tags

• PRIVATE BALCONY
• NORTH FACING WOODED VIEW
• OPEN CONCEPT LIVING AREA
• MINUTES TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $195k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (7.7% below list).
• Recommended offer: $167k (14.2% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 4.3% 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: Oak Park Elementary School (math 67% / reading 57%, grade B, #18 of 375 statewide, top 5%, 498 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); 892 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask is 12481% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $57/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,283 (14.2% 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 233 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.92% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 9.0

CMA / ARV

• ARV (median comp): $244,233
• List price: $195,000
• Delta: -20.16%
• 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
2501 Bienville Blvd #135	0.00mi	1/1.0	855 (+2%)	4mo	$185,000	$216	94
2501 Bienville Blvd #413	0.10mi	1/1.0	855 (+2%)	4mo	$220,000	$257	89
2501 Bienville Blvd #236	0.10mi	2/2.0 (+1)	1,044 (+24%)	11mo	$239,500	$229	52
3230 Cumberland Rd #70	0.83mi	1/1.5	896 (+7%)	4mo	$120,000	$134	48
2207 Government St #6	0.65mi	2/2.0 (+1)	862 (+3%)	12mo	$334,900	$389	46
3230 Cumberland Rd #7	0.83mi	2/1.5 (+1)	941 (+12%)	2mo	$117,000	$124	36
2207 Government St #20	0.66mi	2/2.0 (+1)	1,010 (+20%)	3mo	$350,000	$347	33
2207 Government St #29	0.66mi	2/2.5 (+1)	1,010 (+20%)	3mo	$379,000	$375	31
605/607 Russell Ave	1.44mi	2/2.0 (+1)	950 (+13%)	6mo	$349,000	$367	30
1515 Government St Unit A304	1.22mi	2/1.0 (+1)	632 (-25%)	10mo	$435,000	$688	27
2207 Government St #19	0.66mi	2/2.0 (+1)	1,010 (+20%)	11mo	$350,000	$347	26
1515 Government St Unit A303	1.22mi	2/1.0 (+1)	632 (-25%)	12mo	$350,000	$554	25

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: -24.2%
• Equity multiple: 0.19×
• Total profit: $-44,431
• Equity at exit: $29,075

10-year hold

• IRR: -26.1%
• Equity multiple: -0.15×
• Total profit: $-62,805
• Equity at exit: $16,860

Cash invested: $54,600 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $199,000 ($227/sqft)
• Median days on market: 176 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +27.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 892
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$81
• Flood insurance flood zone: −$57 /mo · $684/yr
• HOA: −$327
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-157

Break-even live

Break-even rent $1,998

Max offer price $167,283

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-102	+0% $-157	+5% $-212	+10% $-267
Rent	-10% $-299	-5% $-228	+0% $-157	+5% $-86	+10% $-15
Rate	-1.0pp $-59	-0.5pp $-107	base $-157	+0.5pp $-207	+1.0pp $-259

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: $48,750
• Closing costs: $5,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2501 Bienville Blvd Ocean Springs, MS	1.0	1.0	855	$1,900	$2.22	62d	1	0.03mi
2501 Bienville Blvd Unit 432 Ocean Springs, MS	2.0	2.0	1095	$2,300	$2.10	93d	1	0.12mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	62d	1	0.43mi
2151 Government St Ocean Springs, MS	2.0	1.0	547	$1,525	$2.79	93d	1	0.73mi
2 Fleetwood Pl Ocean Springs, MS	2.0	1.0	912	$2,000	$2.19	93d	1	1.22mi

HOA detail $327/mo · $3,924/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-30
   days on market $195,000 Active 233 DOM
2. 2026-06-29
   days on market $195,000 Active 232 DOM
3. 2026-06-28
   days on market $195,000 Active 231 DOM
4. 2026-06-28
   days on market $195,000 Active 230 DOM
5. 2026-06-27
   days on market $195,000 Active 229 DOM
6. 2026-06-25
   days on market $195,000 Active 227 DOM
7. 2026-06-23
   days on market $195,000 Active 225 DOM
8. 2026-06-21
   days on market $195,000 Active 224 DOM
9. 2026-06-18
   days on market $195,000 Active 221 DOM
10. 2026-06-17
    days on market $195,000 Active 220 DOM
11. 2026-06-16
    days on market $195,000 Active 219 DOM
12. 2026-06-15
    days on market $195,000 Active 218 DOM
13. 2026-06-14
    days on market $195,000 Active 216 DOM
14. 2026-06-13
    days on market $195,000 Active 215 DOM
15. 2026-06-10
    days on market $195,000 Active 213 DOM
16. 2026-06-09
    days on market $195,000 Active 212 DOM
17. 2026-06-08
    days on market $195,000 Active 211 DOM
18. 2026-06-07
    days on market $195,000 Active 210 DOM
19. 2026-06-02
    days on market $195,000 Active 205 DOM
20. 2026-06-01
    days on market $195,000 Active 204 DOM
21. 2026-05-31
    days on market $195,000 Active 203 DOM
22. 2026-05-30
    days on market $195,000 Active 202 DOM
23. 2026-04-27
    historical $1,550
24. 2026-04-23
    listed $1,550
25. 2026-04-22
    price $195,000 1470-char remark

    Show marketing remark (1470 chars)

    Welcome to easy coastal living at The Inlet in Ocean Springs! This beautifully maintained one-bedroom condo is located on the third floor, offering added privacy and a peaceful north-facing wooded view. Enjoy quiet mornings on your private balcony or unwind after a long day surrounded by nature. Inside, you will find a bright, open layout with modern finishes, a spacious bedroom, and stylish design throughout. Step outside your door and experience on-site amenities and local favorites — grab coffee/wine/cocktail from The Coffee Vineyard, enjoy a meal and live music at Keg and Barrel, or stretch and strengthen at Selah Pilates, all conveniently located within the community. ** Unit currently has a tenant with a lease thru October 2026. Whether you are seeking a primary home or a vacation getaway, Unit 435 delivers the perfect blend of comfort, convenience, and coastal charm. Highlights: • One bedroom | One bath | Third-floor location • Private, north-facing wooded view • Open concept living area with modern updates • Move-in ready and beautifully maintained • On-site businesses: Keg and Barrel restaurant, Selah Pilates, and The Coffee Vineyard • Minutes to downtown Ocean Springs, beaches, shopping, and dining *At the time of closing, an amount equal to two months' COA fees that will be applied to the Reserve Capital plus a $200.00 transfer fee will need to be collected from the Purchaser payable to the COA

26. 2026-03-23
    price $199,000 1470-char remark

    Show marketing remark (1470 chars)

    Welcome to easy coastal living at The Inlet in Ocean Springs! This beautifully maintained one-bedroom condo is located on the third floor, offering added privacy and a peaceful north-facing wooded view. Enjoy quiet mornings on your private balcony or unwind after a long day surrounded by nature. Inside, you will find a bright, open layout with modern finishes, a spacious bedroom, and stylish design throughout. Step outside your door and experience on-site amenities and local favorites — grab coffee/wine/cocktail from The Coffee Vineyard, enjoy a meal and live music at Keg and Barrel, or stretch and strengthen at Selah Pilates, all conveniently located within the community. ** Unit currently has a tenant with a lease thru October 2026. Whether you are seeking a primary home or a vacation getaway, Unit 435 delivers the perfect blend of comfort, convenience, and coastal charm. Highlights: • One bedroom | One bath | Third-floor location • Private, north-facing wooded view • Open concept living area with modern updates • Move-in ready and beautifully maintained • On-site businesses: Keg and Barrel restaurant, Selah Pilates, and The Coffee Vineyard • Minutes to downtown Ocean Springs, beaches, shopping, and dining *At the time of closing, an amount equal to two months' COA fees that will be applied to the Reserve Capital plus a $200.00 transfer fee will need to be collected from the Purchaser payable to the COA

27. 2025-11-09
    listed $205,000 Active 1470-char remark

    Show marketing remark (1470 chars)

    Welcome to easy coastal living at The Inlet in Ocean Springs! This beautifully maintained one-bedroom condo is located on the third floor, offering added privacy and a peaceful north-facing wooded view. Enjoy quiet mornings on your private balcony or unwind after a long day surrounded by nature. Inside, you will find a bright, open layout with modern finishes, a spacious bedroom, and stylish design throughout. Step outside your door and experience on-site amenities and local favorites — grab coffee/wine/cocktail from The Coffee Vineyard, enjoy a meal and live music at Keg and Barrel, or stretch and strengthen at Selah Pilates, all conveniently located within the community. ** Unit currently has a tenant with a lease thru October 2026. Whether you are seeking a primary home or a vacation getaway, Unit 435 delivers the perfect blend of comfort, convenience, and coastal charm. Highlights: • One bedroom | One bath | Third-floor location • Private, north-facing wooded view • Open concept living area with modern updates • Move-in ready and beautifully maintained • On-site businesses: Keg and Barrel restaurant, Selah Pilates, and The Coffee Vineyard • Minutes to downtown Ocean Springs, beaches, shopping, and dining *At the time of closing, an amount equal to two months' COA fees that will be applied to the Reserve Capital plus a $200.00 transfer fee will need to be collected from the Purchaser payable to the COA

28. 2024-06-21
    historical $1,650
29. 2024-05-30
    listed $1,650
30. 2021-10-15
    soldstatus 822-char remark

    Show marketing remark (822 chars)

    Imagine Inlet living! Enjoy stunning views of Fort Bayou & the nature preserve, your private balcony is the perfect place to relax! The open concept kitchen incl professional series appliances, stone counters & custom cabinetry. Large master bedroom w/ ensuite master bath creates a luxurious, spa-like atmosphere. Residence amenities incl the most STUNNING resort style pool w/ unparalleled views of the bayou, plenty of space to hangout & enjoy an afternoon happy hour, a private fitness center-open 24 hours a day, an onsite kayak/paddle board launch allowing you to truly be one w/nature & dog park! This incredible condo is less than 5 min from Downtown & Front Beach. With an onsite deli, meat market, yoga studio & restaurant, this community is as stress free as it is beautiful! Call today!

31. 2021-08-10
    listed $169,000 822-char remark

    Show marketing remark (822 chars)

    Imagine Inlet living! Enjoy stunning views of Fort Bayou & the nature preserve, your private balcony is the perfect place to relax! The open concept kitchen incl professional series appliances, stone counters & custom cabinetry. Large master bedroom w/ ensuite master bath creates a luxurious, spa-like atmosphere. Residence amenities incl the most STUNNING resort style pool w/ unparalleled views of the bayou, plenty of space to hangout & enjoy an afternoon happy hour, a private fitness center-open 24 hours a day, an onsite kayak/paddle board launch allowing you to truly be one w/nature & dog park! This incredible condo is less than 5 min from Downtown & Front Beach. With an onsite deli, meat market, yoga studio & restaurant, this community is as stress free as it is beautiful! Call today!

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $1,541 · $128/mo
• Expected delta: +$457/yr (+$38/mo · 42.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,589
• − Mortgage interest: −$10,923
• − Property taxes: −$1,084
• − Insurance: −$1,660
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − HOA: −$3,924
• − Depreciation: −$5,673
• Taxable loss: −$5,128
• Est. tax savings @ 24.0%: +$1,231
• After-tax cash flow: $-652/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This beautifully maintained one-bedroom condo offers a peaceful north-facing wooded view and modern finishes. The location and amenities make it an ideal coastal living option.

Value-add opportunities

• Both update landscaping — enhance curb appeal and attract more buyers ↑
• Both install smart home features — improve convenience and attract tech-savvy buyers ↑

C Composite school gradezoned avg 65/100

Zoned Schools

Elementary Oak Park Elementary School B MS #18/375 Nat'l #6,217/41,679 Middle Ocean Springs Middle School B+ MS #3/179 Nat'l #1,406/14,009 High Ocean Springs High School B+ MS #1/197 Nat'l #2,083/17,239

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

A Composite livability gradescore 86/100

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 · 146,926 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: 12% of renters

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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%

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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%

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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

-99.1% since first listed

9 events — show timeline

• 2026-04-27 Rental Removed $1,550 APPFOLIO
• 2026-04-23 Listed for Rent $1,550 APPFOLIO
• 2026-04-22 Price Changed $195,000 MLSU
• 2026-03-23 Price Changed $199,000 MLSU
• 2025-11-09 Listed $205,000 MLSU
• 2024-06-21 Rental Removed $1,650 Avail
• 2024-05-30 Listed for Rent $1,650 Avail
• 2021-10-15 Sold (MLS) — MLSU
• 2021-08-10 Listed $169,000 MLSU

Property tax history

-17.7%/yr

Latest (2025): $1,084 · +17.6% YoY. Source: county tax records.