3230 Cumberland Rd #35 · Ocean Springs, MS 39564

$126,000

1 bd · 1.5 ba · 840 sqft · Condo · 80 Days on market

Built 1972 Good condition $150/sqft · 7% below area Est $135k · 7% under ↓ 12% since listing

---

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).

• Cash flow +14.4/30.0
• ARV discount +10.6/15.0
• 1% rule +8.4/10.0
• Schools +5.3/10.0
• DSCR +4.4/10.0
• 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 condo listed at $126k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-42 ($-500/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $871 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($118k) 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; HOA is 26% of rent.
• 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 $118,440 (6.0% 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 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.34% ✓
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 6.2

CMA / ARV

• ARV (median comp): $135,306
• List price: $126,000
• Delta: -6.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.28×
• Total profit: $-25,564
• Equity at exit: $18,787

10-year hold

• IRR: -22.2%
• Equity multiple: -0.01×
• Total profit: $-35,534
• Equity at exit: $10,894

Cash invested: $35,280 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,693 medium
• Mortgage (P&I): −$661
• Tax est. 1.5%: −$158 /mo · $1,890/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 13 same-building comps: −$442
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-42

Break-even live

Break-even rent $1,746

Max offer price $119,973

Occupancy floor 97%

Sensitivity live

Price	-10% $45	-5% $2	+0% $-42	+5% $-85	+10% $-129
Rent	-10% $-175	-5% $-109	+0% $-42	+5% $25	+10% $92
Rate	-1.0pp $22	-0.5pp $-10	base $-42	+0.5pp $-74	+1.0pp $-108

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: $31,500
• Closing costs: $3,780
• 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	44d	1	0.74mi
2501 Bienville Blvd Ocean Springs, MS	1.0	1.0	855	$1,900	$2.22	14d	1	0.83mi
3500 Groveland Rd Ocean Springs, MS	2.0–3.0	2.0	1173	$1,350	$1.15	14d	1	0.98mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	14d	1	1.24mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $126,000 Active 80 DOM
2. 2026-06-17
   days on market $126,000 Active 79 DOM
3. 2026-06-16
   days on market $126,000 Active 78 DOM
4. 2026-06-15
   days on market $126,000 Active 77 DOM
5. 2026-06-14
   days on market $126,000 Active 75 DOM
6. 2026-06-13
   days on market $126,000 Active 74 DOM
7. 2026-06-10
   days on market $126,000 Active 72 DOM
8. 2026-06-09
   days on market $126,000 Active 71 DOM
9. 2026-06-08
   days on market $126,000 Active 70 DOM
10. 2026-06-07
    days on market $126,000 Active 69 DOM
11. 2026-06-02
    days on market $126,000 Active 64 DOM
12. 2026-06-01
    days on market $126,000 Active 63 DOM
13. 2026-05-31
    days on market $126,000 Active 62 DOM
14. 2026-05-30
    days on market $126,000 Active 61 DOM
15. 2026-03-30
    listed $126,000 Active 929-char remark

    Show marketing remark (929 chars)

    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.

16. 2024-03-01
    soldstatus Closed 818-char remark

    Show marketing remark (818 chars)

    BACK ON THE MARKET THROUGH NO FAULT OF OWNERS. Buyer failed to deliver earnest money. Rare opportunity to enjoy this great condo with beautiful views of Ft. Bayou. Sale includes boat slip #5. This 1 BR 1.5 BA condo has a spacious loft bedroom upstairs and is conveniently located near the pool, clubhouse and marina. Complex offers marina, boat launch, tennis court, club house with full kitchen, pool, weight room and volleyball court. Enjoy kayaking, boating and fishing in Ft. Bayou. Affordable living, conveniently located in the heart of Ocean Springs near the hospital, shopping and just a few minutes from downtown shops, restaurants and I-10. HOA covers exterior fire/wind and flood insurance, lawncare, landscaping, dumpster, water/sewer/pool, boat dock, swimming pool. Current HOA fee is $293.25

17. 2024-01-26
    status Pending 818-char remark

    Show marketing remark (818 chars)

    BACK ON THE MARKET THROUGH NO FAULT OF OWNERS. Buyer failed to deliver earnest money. Rare opportunity to enjoy this great condo with beautiful views of Ft. Bayou. Sale includes boat slip #5. This 1 BR 1.5 BA condo has a spacious loft bedroom upstairs and is conveniently located near the pool, clubhouse and marina. Complex offers marina, boat launch, tennis court, club house with full kitchen, pool, weight room and volleyball court. Enjoy kayaking, boating and fishing in Ft. Bayou. Affordable living, conveniently located in the heart of Ocean Springs near the hospital, shopping and just a few minutes from downtown shops, restaurants and I-10. HOA covers exterior fire/wind and flood insurance, lawncare, landscaping, dumpster, water/sewer/pool, boat dock, swimming pool. Current HOA fee is $293.25

18. 2024-01-19
    status Active 818-char remark

    Show marketing remark (818 chars)

    BACK ON THE MARKET THROUGH NO FAULT OF OWNERS. Buyer failed to deliver earnest money. Rare opportunity to enjoy this great condo with beautiful views of Ft. Bayou. Sale includes boat slip #5. This 1 BR 1.5 BA condo has a spacious loft bedroom upstairs and is conveniently located near the pool, clubhouse and marina. Complex offers marina, boat launch, tennis court, club house with full kitchen, pool, weight room and volleyball court. Enjoy kayaking, boating and fishing in Ft. Bayou. Affordable living, conveniently located in the heart of Ocean Springs near the hospital, shopping and just a few minutes from downtown shops, restaurants and I-10. HOA covers exterior fire/wind and flood insurance, lawncare, landscaping, dumpster, water/sewer/pool, boat dock, swimming pool. Current HOA fee is $293.25

19. 2024-01-18
    status Pending 818-char remark

    Show marketing remark (818 chars)

    BACK ON THE MARKET THROUGH NO FAULT OF OWNERS. Buyer failed to deliver earnest money. Rare opportunity to enjoy this great condo with beautiful views of Ft. Bayou. Sale includes boat slip #5. This 1 BR 1.5 BA condo has a spacious loft bedroom upstairs and is conveniently located near the pool, clubhouse and marina. Complex offers marina, boat launch, tennis court, club house with full kitchen, pool, weight room and volleyball court. Enjoy kayaking, boating and fishing in Ft. Bayou. Affordable living, conveniently located in the heart of Ocean Springs near the hospital, shopping and just a few minutes from downtown shops, restaurants and I-10. HOA covers exterior fire/wind and flood insurance, lawncare, landscaping, dumpster, water/sewer/pool, boat dock, swimming pool. Current HOA fee is $293.25

20. 2024-01-12
    price $122,900 818-char remark

    Show marketing remark (818 chars)

    BACK ON THE MARKET THROUGH NO FAULT OF OWNERS. Buyer failed to deliver earnest money. Rare opportunity to enjoy this great condo with beautiful views of Ft. Bayou. Sale includes boat slip #5. This 1 BR 1.5 BA condo has a spacious loft bedroom upstairs and is conveniently located near the pool, clubhouse and marina. Complex offers marina, boat launch, tennis court, club house with full kitchen, pool, weight room and volleyball court. Enjoy kayaking, boating and fishing in Ft. Bayou. Affordable living, conveniently located in the heart of Ocean Springs near the hospital, shopping and just a few minutes from downtown shops, restaurants and I-10. HOA covers exterior fire/wind and flood insurance, lawncare, landscaping, dumpster, water/sewer/pool, boat dock, swimming pool. Current HOA fee is $293.25

21. 2023-12-05
    listed $129,900 Active 818-char remark

    Show marketing remark (818 chars)

    BACK ON THE MARKET THROUGH NO FAULT OF OWNERS. Buyer failed to deliver earnest money. Rare opportunity to enjoy this great condo with beautiful views of Ft. Bayou. Sale includes boat slip #5. This 1 BR 1.5 BA condo has a spacious loft bedroom upstairs and is conveniently located near the pool, clubhouse and marina. Complex offers marina, boat launch, tennis court, club house with full kitchen, pool, weight room and volleyball court. Enjoy kayaking, boating and fishing in Ft. Bayou. Affordable living, conveniently located in the heart of Ocean Springs near the hospital, shopping and just a few minutes from downtown shops, restaurants and I-10. HOA covers exterior fire/wind and flood insurance, lawncare, landscaping, dumpster, water/sewer/pool, boat dock, swimming pool. Current HOA fee is $293.25

22. 2023-12-01
    historical
23. 2023-11-01
    price $129,900
24. 2023-10-11
    price $134,900
25. 2023-09-20
    price $138,900
26. 2023-09-03
    listed $142,900 Active

ⓘ 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: −$7,058
• − Property taxes: −$1,890
• − Insurance: −$1,428
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − HOA: −$5,304
• − Depreciation: −$3,665
• Taxable loss: −$2,278
• Est. tax savings @ 24.0%: +$547
• After-tax cash flow: $47/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: 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: 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

-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