3230 Cumberland Rd #35 · Ocean Springs, MS 39564

$123,500

1 bd · 1.5 ba · 840 sqft · Townhouse · 131 Days on market

Built 1972 Good condition 7.28 ac lot $147/sqft · 10% below area Est $138k · 10% under ↓ 12% since listing

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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 +30.0/30.0
• ARV discount +12.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +6.3/10.0
• Livability +4.3/5.0
• Condition / age +3.8/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into a one-of-a-kind retreat at 3230 Cumberland Road, Unit #35--where bold design meets effortless coastal living. This 1-bedroom, 1.5-bath condo stands apart from the rest with its rich, dark accents and distinctive character, creating a warm, moody ambiance you won't find in neighboring units. Thoughtfully designed, the space blends comfort and style, offering an inviting layout perfect for both everyday living and weekend escapes. The added half bath provides extra convenience for guests, while the unique finishes throughout give the home a refined, custom feel. What truly sets this unit apart is the included boat slip (#5) --making it a dream for water lovers. Enjoy easy access to the water and embrace the laid-back lifestyle that comes with it. Whether you're searching for a personal getaway or an investment opportunity, Unit #35 delivers charm, character, and an edge that's anything but ordinary.

Key facts

• Boat slip
• Community pool
• Built 1972

Tags

• BOAT SLIP

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath townhouse listed at $124k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $109k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 63d 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 $854 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $108,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
7. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.80%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $137,580
• List price: $123,500
• Delta: -10.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3230 Cumberand Rd #56	0.06mi	1/1.5	849 (+1%)	13mo	$109,000	$128	85
3230 Cumberland Rd #70	0.06mi	1/1.5	896 (+7%)	4mo	$120,000	$134	82
3230 Cumberland Rd #68	0.00mi	1/1.5	840 (0%)	23mo	$134,900	$161	80
3230 Cumberland Rd #7	0.00mi	2/1.5 (+1)	941 (+12%)	2mo	$117,000	$124	73
3230 Cumberland Rd #25	0.06mi	1/1.5	756 (-10%)	22mo	$125,000	$165	62
3230 Cumberland Rd #87	0.06mi	2/1.5 (+1)	945 (+12%)	13mo	$135,000	$143	60
2501 Bienville Blvd #413	0.74mi	1/1.0	855 (+2%)	4mo	$220,000	$257	57
2501 Bienville Blvd #523	0.74mi	1/1.0	855 (+2%)	14mo	$197,000	$230	49

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,821
• Equity at exit: $18,414

10-year hold

• IRR: 10.7%
• Equity multiple: 1.77×
• Total profit: $26,617
• Equity at exit: $10,678

Cash invested: $34,580 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 2 under contract
• Months of supply: 19.5 mo (5%/mo absorbed)
• Median asking: $157,900 ($164/sqft)
• Median days on market: 141 d
• This list price: 31% of active listings are priced below it
• ARV vs active asking: -0.1% vs 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: 6.1×

Monthly cashflow live

• Estimated rent: $1,693 medium
• Mortgage (P&I): −$648
• Tax est. 1.5%: −$154 /mo · $1,852/yr
• Insurance: −$51
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $418

Break-even live

Break-even rent $1,164

Max offer price $123,500

Occupancy floor 70%

Sensitivity live

Price	-10% $503	-5% $460	+0% $418	+5% $375	+10% $332
Rent	-10% $284	-5% $351	+0% $418	+5% $485	+10% $551
Rate	-1.0pp $480	-0.5pp $449	base $418	+0.5pp $386	+1.0pp $353

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: $30,875
• Closing costs: $3,705
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2501 Bienville Blvd Unit 432 Ocean Springs, MS	2.0	2.0	1095	$2,300	$2.10	93d	1	0.74mi
2501 Bienville Blvd Ocean Springs, MS	1.0	1.0	855	$1,900	$2.22	62d	1	0.83mi
3500 Groveland Rd Ocean Springs, MS	2.0–3.0	2.0	1173	$1,350	$1.15	62d	1	0.98mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	62d	1	1.24mi

Listing history 50 events

1. 2026-08-08
   days on market $123,500 Active 131 DOM
2. 2026-08-07
   days on market $123,500 Active 130 DOM
3. 2026-08-06
   days on market $123,500 Active 129 DOM
4. 2026-08-05
   days on market $123,500 Active 128 DOM
5. 2026-08-04
   days on market $123,500 Active 127 DOM
6. 2026-08-03
   days on market $123,500 Active 126 DOM
7. 2026-07-31
   days on market $123,500 Active 123 DOM
8. 2026-07-29
   days on market $123,500 Active 121 DOM
9. 2026-07-27
   days on market $123,500 Active 119 DOM
10. 2026-07-25
    days on market $123,500 Active 117 DOM
11. 2026-07-23
    days on market $123,500 Active 115 DOM
12. 2026-07-22
    days on market $123,500 Active 114 DOM
13. 2026-07-21
    days on market $123,500 Active 113 DOM
14. 2026-07-18
    days on market $123,500 Active 110 DOM
15. 2026-07-16
    days on market $123,500 Active 108 DOM
16. 2026-07-16
    days on market $123,500 Active 107 DOM
17. 2026-07-14
    days on market $123,500 Active 106 DOM
18. 2026-07-13
    days on market $123,500 Active 105 DOM
19. 2026-07-12
    days on market $123,500 Active 104 DOM
20. 2026-07-11
    days on market $123,500 Active 103 DOM
21. 2026-07-10
    days on market $123,500 Active 102 DOM
22. 2026-07-09
    days on market $123,500 Active 101 DOM
23. 2026-07-08
    days on market $123,500 Active 100 DOM
24. 2026-07-07
    days on market $123,500 Active 99 DOM
25. 2026-07-06
    days on market $123,500 Active 98 DOM
26. 2026-07-05
    days on market $123,500 Active 97 DOM
27. 2026-07-04
    days on market $123,500 Active 96 DOM
28. 2026-07-03
    days on market $123,500 Active 95 DOM
29. 2026-07-02
    days on market $123,500 Active 94 DOM
30. 2026-07-01
    days on market $123,500 Active 93 DOM
31. 2026-06-30
    days on market $123,500 Active 92 DOM
32. 2026-06-29
    days on market $123,500 Active 91 DOM
33. 2026-06-28
    days on market $123,500 Active 90 DOM
34. 2026-06-28
    days on market $123,500 Active 89 DOM
35. 2026-06-27
    days on market $123,500 Active 88 DOM
36. 2026-06-25
    days on market $123,500 Active 86 DOM
37. 2026-06-23
    days on market $123,500 Active 84 DOM
38. 2026-06-21
    pricedays on market $123,500 Active 83 DOM
39. 2026-06-18
    days on market $126,000 Active 80 DOM
40. 2026-06-17
    days on market $126,000 Active 79 DOM
41. 2026-06-16
    days on market $126,000 Active 78 DOM
42. 2026-06-15
    days on market $126,000 Active 77 DOM
43. 2026-06-14
    days on market $126,000 Active 75 DOM
44. 2026-06-13
    days on market $126,000 Active 74 DOM
45. 2026-06-10
    days on market $126,000 Active 72 DOM
46. 2026-06-09
    days on market $126,000 Active 71 DOM
47. 2026-06-08
    days on market $126,000 Active 70 DOM
48. 2026-06-07
    days on market $126,000 Active 69 DOM
49. 2026-06-02
    days on market $126,000 Active 64 DOM
50. 2026-06-01
    days on market $126,000 Active 63 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $20,317
• − Mortgage interest: −$6,918
• − Property taxes: −$1,852
• − Insurance: −$1,415
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$3,593
• Taxable income: $3,289
• Est. tax owed @ 24.0%: −$789
• After-tax cash flow: $4,222/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

Good 75/100 Cosmetic rehab Est. rehab $4,200–$12,600 screening

This one-bedroom condo is in good condition with modern finishes and a well-maintained exterior. It offers a good balance of style and functionality, making it a solid investment.

Value-add opportunities

• Resale Paint the exterior walls — Fresh paint can enhance curb appeal and make the home look more inviting. ↑
• Rental Replace the air filters — Clean air filters improve air quality and reduce HVAC maintenance costs. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 63/100

Zoned Schools

Elementary Oak Park Elementary School B MS #18/375 Nat'l #6,217/41,679 Middle Ocean Springs Upper Elementary Scho B MS #12/179 Nat'l #2,146/14,009 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

-11.8% since first listed

12 events — show timeline

• 2026-03-30 Listed $126,000 MLSU
• 2024-03-01 Sold (MLS) — MLSU
• 2024-01-26 Pending — MLSU
• 2024-01-19 Relisted — MLSU
• 2024-01-18 Pending — MLSU
• 2024-01-12 Price Changed $122,900 MLSU
• 2023-12-05 Listed $129,900 MLSU
• 2023-12-01 Listing Removed — MLSU
• 2023-11-01 Price Changed $129,900 MLSU
• 2023-10-11 Price Changed $134,900 MLSU
• 2023-09-20 Price Changed $138,900 MLSU
• 2023-09-03 Listed $142,900 MLSU