8708 Maple Ave · Gulf Park Estates, MS 39564

$129,990

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 20 Days on market

Built 2006 0.52 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large shaded lot. Double wide. New floors and paint. Clean. Ready to move in. Ocean Springs Schools. Owner said to bring all offers. Possible owner finance.

Key facts

• Boat launch
• Double lot
• Relaxing back porch

Tags

• DOUBLE LOT
• WELCOMING FRONT PORCH
• RELAXING BACK PORCH
• BOAT LAUNCH

Property features AI

Finance

• Other: Approximately 0.52-acre lot (about 150 x 150 dimensions); Building area reported as 1,200
• HOA & community: Boating access/community feature

Exterior

• Parking: Parking for 6; Driveway (unpaved)
• Security: Smoke detectors
• Utilities: Public water; Septic tank; Electricity connected; Propane connected
• Home design: Single family residence; Manufactured home; One level; Move-in ready; Assessor-reported living area
• Construction: Siding exterior; Shingle roof
• Exterior features: Porch; Partial fencing; City lot; Cleared lot with few trees

Interior

• Kitchen: Free-standing electric oven; Electric water heater
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 5.2% in Gulf Park Estates — 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 70/100 on livability (#43 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, 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: Magnolia Park Elementary (math 62% / reading 52%, grade C+, #37 of 375 statewide, top 10%, 635 students, 100% FRL); Ocean Springs Middle School (math 66% / reading 61%, grade B+, #3 of 179 statewide, top 2%, 967 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 23d 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $128,040 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.43% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.94%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $75,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8821 Elm Ave	0.16mi	3/2.0	1,216 (+13%)	8mo	$84,900	$70	65
8705 Maple Ave	0.04mi	2/2.0 (-1)	924 (-14%)	11mo	$19,995	$22	60

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: -11.2%
• Equity multiple: 0.60×
• Total profit: $-14,463
• Equity at exit: $19,382

10-year hold

• IRR: -5.5%
• Equity multiple: 0.68×
• Total profit: $-11,641
• Equity at exit: $11,239

Cash invested: $36,397 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $148

Break-even live

Break-even rent $1,677

Max offer price $129,990

Occupancy floor 87%

Sensitivity live

Price	-10% $238	-5% $193	+0% $148	+5% $103	+10% $58
Rent	-10% $1	-5% $74	+0% $148	+5% $222	+10% $295
Rate	-1.0pp $214	-0.5pp $181	base $148	+0.5pp $114	+1.0pp $80

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: $32,498
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8712 W Simmons Bayou Dr Ocean Springs, MS	2.0	2.0	1100	$1,900	$1.73	45d	1	0.17mi
9200 Pointe Aux Chenes Rd Unit 1365709P Ocean Springs, MS	3.0	2.0	1420	$5,979	$4.21	15d	1	0.49mi
1517 Porpoise Dr Ocean Springs, MS	3.0	2.0	1494	$2,250	$1.51	15d	1	0.49mi
2421 Beachview Dr Ocean Springs, MS	2.0	2.0	875	$2,000	$2.29	22d	1	0.57mi
2421 Beachview Dr Unit F16 Ocean Springs, MS	2.0	2.0	875	$2,200	$2.51	22d	1	0.57mi
1508 Beachview Dr Ocean Springs, MS	3.0	2.0	1428	$1,650	$1.16	15d	1	0.57mi
2421 Beachview Dr Ocean Springs, MS	2.0	2.0	874	$2,150	$2.46	45d	2	0.58mi
2616 N 15th St Ocean Springs, MS	2.0	1.0	720	$1,200	$1.67	45d	1	0.64mi
8700 Spring Ave Ocean Springs, MS	3.0	2.0	1087	$1,050	$0.97	46d	1	0.71mi
8700 Spring Ave Ocean Springs, MS	3.0	2.0	1087	$1,050	$0.97	22d	1	0.71mi
1632 Emerald Lakes Dr Ocean Springs, MS	3.0–4.0	2.0	1585	$1,975	$1.25	15d	1	1.18mi
8001 Westwood Cir Ocean Springs, MS	3.0–5.0	2.0–3.0	1996	$2,000	$1.00	15d	1	1.21mi

Listing history 13 events

1. 2026-06-21
   days on market $129,990 Active 20 DOM
2. 2026-06-18
   days on market $129,990 Active 17 DOM
3. 2026-06-17
   days on market $129,990 Active 16 DOM
4. 2026-06-16
   days on market $129,990 Active 15 DOM
5. 2026-06-15
   days on market $129,990 Active 14 DOM
6. 2026-06-14
   days on market $129,990 Active 12 DOM
7. 2026-06-13
   days on market $129,990 Active 11 DOM
8. 2026-06-10
   days on market $129,990 Active 9 DOM
9. 2026-06-09
   days on market $129,990 Active 8 DOM
10. 2026-06-08
    days on market $129,990 Active 7 DOM
11. 2026-06-07
    days on market $129,990 Active 6 DOM
12. 2026-06-02
    remarks 639-char remark
13. 2026-06-02
    listed $129,990 Active 1 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 6/10 Major FEMA zone AE · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $22,373
• − Mortgage interest: −$7,281
• − Property taxes: −$1,950
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$3,782
• Taxable income: $12
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $1,774/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 — Gulf Park Estates

• Score: 70/100
• State rank: #43
• US rank: #7955

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety D+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulf Park Estates, 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

+766.6% since first listed

18 events — show timeline

• 2026-06-01 Listed $129,990 MLSU
• 2026-02-16 Price Changed $139,000 MLSU
• 2026-01-05 Relisted — MLSU
• 2025-11-25 Price Changed $139,500 MLSU
• 2025-10-13 Price Changed $139,900 MLSU
• 2025-09-22 Price Changed $144,900 MLSU
• 2025-08-18 Price Changed $147,700 MLSU
• 2025-08-06 Relisted — MLSU
• 2025-06-16 Pending — MLSU
• 2025-06-16 Listing Removed — MLSU
• 2025-06-16 Listing Removed — MLSU
• 2025-06-02 Price Changed $148,000 MLSU
• 2025-05-27 Price Changed $148,500 MLSU
• 2025-04-22 Listed $149,000 MLSU
• 2017-05-12 Sold (MLS) — MLSU
• 2017-03-01 Listed $45,000 MLSU
• 2009-10-29 Sold (MLS) — MLSU
• 2009-08-01 Listed $15,000 MLSU

Property tax history

+3.2%/yr

Latest (2023): $218 · -32.5% YoY. Source: county tax records.