3230 Cumberland Rd #41 · Ocean Springs, MS 39564

$134,900

2 bd · 1.5 ba · 1,088 sqft · SingleFamily · 66 Days on market

Built 1972 Fair condition 7.28 ac lot $124/sqft · at area comps Est $138k · at est. $571/mo HOA · 32% of rent ↓ 25% since listing

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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 +10.2/30.0
• ARV discount +8.6/15.0
• 1% rule +8.4/10.0
• Schools +5.3/10.0
• Livability +4.3/5.0
• DSCR +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow--being on or near the water at this price is unheard of coast to coast. Add in the convenience of being just minutes from downtown Ocean Springs, and you've found something truly special. Welcome to Oak Glen Marina, a hidden gem perfectly positioned on the water and loaded with lifestyle perks. Waterfront Convenience • Enjoy daily fishing right from the shoreline • Beautiful, easy access to Fort Bayou • On-site boat ramp and boat storage • Need a larger launch? There's another one right in the neighborhood! This intimate community offers everything you need for relaxation, recreation, and fun: • Private tennis courts • Quiet, inviting pool • Clubhouse with full kitchen • Meeting rooms • Pool table for entertainment • Golf-cart friendly--ride through the neighborhood or head straight to downtown with ease. There is truly nowhere else you can live this close to the water or downtown Ocean Springs at such an attractive price point. It's a rare opportunity and one of Ocean Springs' best-kept secrets. Don't miss out--come see it now and experience the charm, convenience, and coastal lifestyle of Oak Glen Marina for yourself.

Key facts

• On site boat ramp
• Boat storage
• Quiet inviting pool

Tags

• WATERFRONT CONVENIENCE
• ON SITE BOAT RAMP
• BOAT STORAGE
• PRIVATE TENNIS COURTS
• QUIET INVITING POOL
• CLUBHOUSE WITH FULL KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (15.3% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $114k (15.3% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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.
• 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); 723 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 32% 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 $114,217 (15.3% 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 66 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
11. 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.
12. 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.
13. 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: 1.34% ✓
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 6.2

CMA / ARV

• ARV (median comp): $138,246
• List price: $134,900
• Delta: -2.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1214 Lancelot Ln	0.25mi	3/2.0 (+1)	1,239 (+14%)	5mo	$249,999	$202	54
1221 Wellington Ln	0.21mi	3/1.0 (+1)	1,200 (+10%)	15mo	$177,600	$148	53

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: -27.0%
• Equity multiple: 0.11×
• Total profit: $-33,565
• Equity at exit: $20,114

10-year hold

• IRR: -38.1%
• Equity multiple: -0.36×
• Total profit: $-51,227
• Equity at exit: $11,664

Cash invested: $37,772 (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: 723
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$571
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-143

Break-even live

Break-even rent $1,987

Max offer price $114,217

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-96	+0% $-143	+5% $-190	+10% $-236
Rent	-10% $-286	-5% $-214	+0% $-143	+5% $-72	+10% $0
Rate	-1.0pp $-75	-0.5pp $-109	base $-143	+0.5pp $-178	+1.0pp $-213

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	45d	1	0.74mi
2501 Bienville Blvd Ocean Springs, MS	1.0	1.0	855	$1,900	$2.22	15d	1	0.83mi
2501 Bienville Blvd Ocean Springs, MS	2.0	2.0	1156	$2,000	$1.73	45d	1	0.83mi
3500 Groveland Rd Ocean Springs, MS	2.0–3.0	2.0	1173	$1,350	$1.15	15d	1	0.98mi
212 Maple Dr Ocean Springs, MS	3.0	1.5	1092	$1,475	$1.35	15d	1	0.99mi
623 Camellia Pointe Blvd Ocean Springs, MS	2.0	2.0	1333	$2,200	$1.65	45d	1	1.09mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	15d	1	1.24mi
230 Saratoga Dr Ocean Springs, MS	3.0	2.0	1450	$1,800	$1.24	45d	1	1.26mi
230 Saratoga Dr Ocean Springs, MS	3.0	2.0	1380	$1,850	$1.34	15d	1	1.26mi
422 Whispering Pine Dr Ocean Springs, MS	3.0	2.0	1075	$1,795	$1.67	15d	1	1.26mi
237 Saratoga Dr Ocean Springs, MS	3.0	2.0	1295	$2,150	$1.66	15d	1	1.30mi
246 Woodland Cir Ocean Springs, MS	3.0	1.0	984	$1,475	$1.50	45d	1	1.32mi

HOA detail

• Monthly dues: $571 · $6,852/yr
• Likely covers: waterpool

Listing history 32 events

1. 2026-06-21
   days on market $134,900 Active 66 DOM
2. 2026-06-18
   days on market $134,900 Active 63 DOM
3. 2026-06-17
   days on market $134,900 Active 62 DOM
4. 2026-06-16
   days on market $134,900 Active 61 DOM
5. 2026-06-15
   days on market $134,900 Active 60 DOM
6. 2026-06-14
   days on market $134,900 Active 58 DOM
7. 2026-06-13
   days on market $134,900 Active 57 DOM
8. 2026-06-10
   days on market $134,900 Active 55 DOM
9. 2026-06-09
   days on market $134,900 Active 54 DOM
10. 2026-06-08
    days on market $134,900 Active 53 DOM
11. 2026-06-07
    days on market $134,900 Active 52 DOM
12. 2026-06-02
    days on market $134,900 Active 47 DOM
13. 2026-06-01
    days on market $134,900 Active 46 DOM
14. 2026-05-31
    days on market $134,900 Active 45 DOM
15. 2026-05-30
    days on market $134,900 Active 44 DOM
16. 2026-04-15
    listed $134,900 Active 1202-char remark

    Show marketing remark (1202 chars)

    Wow--being on or near the water at this price is unheard of coast to coast. Add in the convenience of being just minutes from downtown Ocean Springs, and you've found something truly special. Welcome to Oak Glen Marina, a hidden gem perfectly positioned on the water and loaded with lifestyle perks. Waterfront Convenience • Enjoy daily fishing right from the shoreline • Beautiful, easy access to Fort Bayou • On-site boat ramp and boat storage • Need a larger launch? There's another one right in the neighborhood! This intimate community offers everything you need for relaxation, recreation, and fun: • Private tennis courts • Quiet, inviting pool • Clubhouse with full kitchen • Meeting rooms • Pool table for entertainment • Golf-cart friendly--ride through the neighborhood or head straight to downtown with ease. There is truly nowhere else you can live this close to the water or downtown Ocean Springs at such an attractive price point. It's a rare opportunity and one of Ocean Springs' best-kept secrets. Don't miss out--come see it now and experience the charm, convenience, and coastal lifestyle of Oak Glen Marina for yourself.

17. 2025-06-11
    status Pending 1235-char remark

    Show marketing remark (1235 chars)

    Discover your perfect coastal escape at Oak Glen Marina — a beautifully updated, fully furnished two-story condo nestled near tranquil Fort Bayou. Waterviews & pool views. Whether you're seeking a low-maintenance second home, a smart investment property, or a peaceful retirement retreat, this one checks every box. Enjoy modern finishes like granite countertops and take in serene views from your private porch and balcony overlooking the lush courtyard and inviting pool. With 2 spacious bedrooms and 2 f baths, the layout offers both comfort and privacy. Located in the Golf Cart area of Ocean Springs and just 5 minutes from the downtown area. This vibrant community is packed with amenities: a clubhouse, refreshing pool, tennis/pickleball courts, a fishing dock, and facilities for boating and kayaking. The community boat launch is conveniently located less than a mile away. HOA dues (currently $571.50/month includes water, sewer, pest control, landscaping, exterior maintenance, and full wind, fire, and flood insurance — making ownership stress-free. Don't miss this opportunity to own a slice of the Gulf Coast lifestyle — fully furnished and ready for you. Schedule your private showing today!

18. 2025-06-11
    soldstatus Closed 1235-char remark

    Show marketing remark (1235 chars)

    Discover your perfect coastal escape at Oak Glen Marina — a beautifully updated, fully furnished two-story condo nestled near tranquil Fort Bayou. Waterviews & pool views. Whether you're seeking a low-maintenance second home, a smart investment property, or a peaceful retirement retreat, this one checks every box. Enjoy modern finishes like granite countertops and take in serene views from your private porch and balcony overlooking the lush courtyard and inviting pool. With 2 spacious bedrooms and 2 f baths, the layout offers both comfort and privacy. Located in the Golf Cart area of Ocean Springs and just 5 minutes from the downtown area. This vibrant community is packed with amenities: a clubhouse, refreshing pool, tennis/pickleball courts, a fishing dock, and facilities for boating and kayaking. The community boat launch is conveniently located less than a mile away. HOA dues (currently $571.50/month includes water, sewer, pest control, landscaping, exterior maintenance, and full wind, fire, and flood insurance — making ownership stress-free. Don't miss this opportunity to own a slice of the Gulf Coast lifestyle — fully furnished and ready for you. Schedule your private showing today!

19. 2025-05-10
    listed $135,000 Active 1235-char remark

    Show marketing remark (1235 chars)

    Discover your perfect coastal escape at Oak Glen Marina — a beautifully updated, fully furnished two-story condo nestled near tranquil Fort Bayou. Waterviews & pool views. Whether you're seeking a low-maintenance second home, a smart investment property, or a peaceful retirement retreat, this one checks every box. Enjoy modern finishes like granite countertops and take in serene views from your private porch and balcony overlooking the lush courtyard and inviting pool. With 2 spacious bedrooms and 2 f baths, the layout offers both comfort and privacy. Located in the Golf Cart area of Ocean Springs and just 5 minutes from the downtown area. This vibrant community is packed with amenities: a clubhouse, refreshing pool, tennis/pickleball courts, a fishing dock, and facilities for boating and kayaking. The community boat launch is conveniently located less than a mile away. HOA dues (currently $571.50/month includes water, sewer, pest control, landscaping, exterior maintenance, and full wind, fire, and flood insurance — making ownership stress-free. Don't miss this opportunity to own a slice of the Gulf Coast lifestyle — fully furnished and ready for you. Schedule your private showing today!

20. 2024-11-19
    historical
21. 2024-11-12
    historical $2,000
22. 2024-11-02
    listed $2,000
23. 2024-10-21
    listed $135,000 Active
24. 2024-05-23
    historical $2,000
25. 2024-05-19
    listed $2,000
26. 2024-05-14
    historical $2,000
27. 2024-05-10
    listed $2,000
28. 2023-07-28
    soldstatus Closed
29. 2023-06-24
    status Pending
30. 2023-05-19
    listed $149,900 Active
31. 2007-11-27
    soldstatus
32. 2007-08-02
    listed $179,000

ⓘ 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: $21,673
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − HOA: −$6,852
• − Depreciation: −$3,924
• Taxable loss: −$3,623
• Est. tax savings @ 24.0%: +$870
• After-tax cash flow: $-846/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

Fair 45/100 Moderate rehab

This two-story condo requires moderate repairs and maintenance, particularly to the exterior and kitchen. Painting the exterior and replacing the kitchen appliances would significantly increase its resale and rental value.

Repairs flagged

• Major exterior paint — Peeling paint on exterior walls
• Minor kitchen appliances — Dated appliances

Value-add opportunities

• Both paint exterior walls — Improves curb appeal and resale value
• Both replace kitchen appliances — Enhances kitchen functionality and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Peeling paint on exterior walls	Major	$15,000–50,000
kitchen appliances · Dated appliances	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both paint exterior walls — Improves curb appeal and resale value ↑
• Both replace kitchen appliances — Enhances kitchen functionality and resale value ↑

ⓘ 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
• 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

-24.6% since first listed

17 events — show timeline

• 2026-04-15 Listed $134,900 MLSU
• 2025-06-11 Pending — MLSU
• 2025-06-11 Sold (MLS) — MLSU
• 2025-05-10 Listed $135,000 MLSU
• 2024-11-19 Listing Removed — MLSU
• 2024-11-12 Rental Removed $2,000 MLSU
• 2024-11-02 Listed for Rent $2,000 MLSU
• 2024-10-21 Listed $135,000 MLSU
• 2024-05-23 Rental Removed $2,000 MLSU
• 2024-05-19 Listed for Rent $2,000 MLSU
• 2024-05-14 Rental Removed $2,000 MLSU
• 2024-05-10 Listed for Rent $2,000 MLSU
• 2023-07-28 Sold (MLS) — MLSU
• 2023-06-24 Pending — MLSU
• 2023-05-19 Listed $149,900 MLSU
• 2007-11-27 Sold (MLS) — MLSU
• 2007-08-02 Listed $179,000 MLSU