49 Whisperwood Ln · Ocean Springs, MS 39564

$322,500

5 bd · 3.0 ba · 2,349 sqft · SingleFamily public records · 23 Days on market

Built 2017 8,276 sqft lot $137/sqft · 8% above area Est $329k · at est.

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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 +15.7/30.0
• ARV discount +8.5/15.0
• Schools +5.3/10.0
• DSCR +4.8/10.0
• Livability +4.3/5.0
• 1% rule +3.7/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-designed single-family home featuring open-concept living with a spacious living room, kitchen, and dining area. The primary suite is conveniently located on the main floor and includes a large walk-in closet. Upstairs offers four additional bedrooms, a full bath, and a versatile living area at the top of the landing—ideal for a playroom, homework space, or secondary family room. This 5-bedroom, 2.5-bath home was thoughtfully built for comfortable family living. Recent updates include new LVP flooring throughout. Also includes stainless steel kitchen appliances. Enjoy outdoor space in the large, fully fenced backyard. Additional features include a 2-car garage. Located in Ocean Springs, within a top-rated coastal school district. Showings begin 1/9/2026 due to flooring installation. Professional interior photos coming soon once flooring is complete.

Key facts

• Large walk-in closet
• New lvp flooring
• Open-concept living

Tags

• OPEN-CONCEPT LIVING
• LARGE WALK-IN CLOSET
• VERSATILE LIVING AREA
• NEW LVP FLOORING
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $322k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (13.3% below list).
• Recommended offer: $280k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 43% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $22k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $279,508 (13.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.87% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (median comp): $329,465
• List price: $322,500
• Delta: -1.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 N Lakeview Dr	0.20mi	4/2.5 (-1)	2,429 (+3%)	0mo	$329,999	$136	78
4 N Lakeview Dr	0.23mi	4/2.5 (-1)	2,336 (-1%)	5mo	$325,000	$139	77
70 Fairwood Dr	0.27mi	4/2.5 (-1)	2,371 (+1%)	3mo	$289,900	$122	77
72 Whisperwood Ln	0.10mi	4/2.0 (-1)	2,250 (-4%)	3mo	$319,777	$142	77
26 Lakeview Dr	0.28mi	4/2.5 (-1)	2,366 (+1%)	6mo	$312,500	$132	74
13 Whisperwood Ln	0.18mi	4/2.0 (-1)	2,282 (-3%)	7mo	$299,000	$131	72
20 Lakeview Dr	0.33mi	4/2.0 (-1)	2,328 (-1%)	7mo	$299,000	$128	68
5 N Lakeview Dr	0.45mi	4/2.0 (-1)	2,443 (+4%)	2mo	$339,000	$139	62
4656 Kelly Ct	0.48mi	4/2.5 (-1)	2,262 (-4%)	10mo	$259,000	$115	57
4701 Hilltop Dr	0.71mi	4/3.5 (-1)	2,600 (+11%)	1mo	$339,900	$131	42
4704 Riley Rd	0.73mi	4/2.5 (-1)	2,566 (+9%)	4mo	$310,000	$121	40
209 Madison Place Drive Dr	0.72mi	4/2.5 (-1)	2,031 (-14%)	10mo	$339,500	$167	29

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: -15.1%
• Equity multiple: 0.47×
• Total profit: $-47,863
• Equity at exit: $48,086

10-year hold

• IRR: -9.4%
• Equity multiple: 0.46×
• Total profit: $-48,701
• Equity at exit: $27,884

Cash invested: $90,300 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,795 medium
• Mortgage (P&I): −$1,691
• Tax from tax record: −$239 /mo · $2,870/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $143

Break-even live

Break-even rent $2,614

Max offer price $322,500

Occupancy floor 90%

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: $80,625
• Closing costs: $9,675
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Whisperwood Ln Ocean Springs, MS	5.0	3.0	2594	$2,750	$1.06	13d	1	0.04mi
132 Gettysburg Cir Ocean Springs, MS	4.0	3.0	1689	$2,195	$1.30	21d	1	1.36mi

Listing history 21 events

1. 2026-06-18
   days on market $322,500 Active 23 DOM
2. 2026-06-17
   days on market $322,500 Active 22 DOM
3. 2026-06-16
   days on market $322,500 Active 21 DOM
4. 2026-06-15
   days on market $322,500 Active 20 DOM
5. 2026-06-14
   days on market $322,500 Active 18 DOM
6. 2026-06-13
   days on market $322,500 Active 17 DOM
7. 2026-06-10
   days on market $322,500 Active 15 DOM
8. 2026-06-09
   days on market $322,500 Active 14 DOM
9. 2026-06-08
   days on market $322,500 Active 13 DOM
10. 2026-06-07
    days on market $322,500 Active 12 DOM
11. 2026-06-02
    days on market $322,500 Active 7 DOM
12. 2026-06-01
    days on market $322,500 Active 6 DOM
13. 2026-05-31
    days on market $322,500 Active 5 DOM
14. 2026-05-30
    days on market $322,500 Active 4 DOM
15. 2026-04-03
    price $324,999 874-char remark

    Show marketing remark (874 chars)

    Well-designed single-family home featuring open-concept living with a spacious living room, kitchen, and dining area. The primary suite is conveniently located on the main floor and includes a large walk-in closet. Upstairs offers four additional bedrooms, a full bath, and a versatile living area at the top of the landing—ideal for a playroom, homework space, or secondary family room. This 5-bedroom, 2.5-bath home was thoughtfully built for comfortable family living. Recent updates include new LVP flooring throughout. Also includes stainless steel kitchen appliances. Enjoy outdoor space in the large, fully fenced backyard. Additional features include a 2-car garage. Located in Ocean Springs, within a top-rated coastal school district. Showings begin 1/9/2026 due to flooring installation. Professional interior photos coming soon once flooring is complete.

16. 2026-01-02
    listed $345,000 Active 874-char remark

    Show marketing remark (874 chars)

    Well-designed single-family home featuring open-concept living with a spacious living room, kitchen, and dining area. The primary suite is conveniently located on the main floor and includes a large walk-in closet. Upstairs offers four additional bedrooms, a full bath, and a versatile living area at the top of the landing—ideal for a playroom, homework space, or secondary family room. This 5-bedroom, 2.5-bath home was thoughtfully built for comfortable family living. Recent updates include new LVP flooring throughout. Also includes stainless steel kitchen appliances. Enjoy outdoor space in the large, fully fenced backyard. Additional features include a 2-car garage. Located in Ocean Springs, within a top-rated coastal school district. Showings begin 1/9/2026 due to flooring installation. Professional interior photos coming soon once flooring is complete.

17. 2021-01-29
    soldstatus
18. 2021-01-25
    soldstatus 711-char remark

    Show marketing remark (711 chars)

    Searching for the perfect for house for your growing family? Then look no further than this 5 bed / 2.5 bath, 2,594 square foot home! This open concept plan has a huge kitchen island that opens up into the living and dining areas and a stainless steel appliance package which includes a range, microwave and dishwasher. The first floor master features a soaking tub, separate shower, dual vanities, a large walk-in closet and offers a private retreat at the end of the day! Upstairs you will find 4 bedrooms PLUS a bonus room. Additional features include extended driveway, back patio, shed, gutters, fenced yard, tons of storage space over the garage and upgraded thermostats. Call today for your private tour!

19. 2020-12-01
    listed $249,900 711-char remark

    Show marketing remark (711 chars)

    Searching for the perfect for house for your growing family? Then look no further than this 5 bed / 2.5 bath, 2,594 square foot home! This open concept plan has a huge kitchen island that opens up into the living and dining areas and a stainless steel appliance package which includes a range, microwave and dishwasher. The first floor master features a soaking tub, separate shower, dual vanities, a large walk-in closet and offers a private retreat at the end of the day! Upstairs you will find 4 bedrooms PLUS a bonus room. Additional features include extended driveway, back patio, shed, gutters, fenced yard, tons of storage space over the garage and upgraded thermostats. Call today for your private tour!

20. 2017-08-25
    soldstatus
21. 2017-04-22
    listed $218,900

ⓘ 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: $2,870 · $239/mo
• Projected year-2 tax: $2,870 · $239/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $33,541
• − Mortgage interest: −$18,065
• − Property taxes: −$2,870
• − Insurance: −$1,612
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − Depreciation: −$9,382
• Taxable loss: −$3,755
• Est. tax savings @ 24.0%: +$901
• After-tax cash flow: $2,621/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 — 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

+48.5% since first listed

7 events — show timeline

• 2026-04-03 Price Changed $324,999 MLSU
• 2026-01-02 Listed $345,000 MLSU
• 2021-01-29 Sold (Public Records) — Public Records
• 2021-01-25 Sold (MLS) — MLSU
• 2020-12-01 Listed $249,900 MLSU
• 2017-08-25 Sold (MLS) — MLSU
• 2017-04-22 Listed $218,900 MLSU

Property tax history

+26.0%/yr

Latest (2025): $2,870 · +9.1% YoY. Source: county tax records.