2501 Bienville Blvd #330 · Ocean Springs, MS 39564

$237,000

2 bd · 2.0 ba · 1,132 sqft · Condo public records · 263 Days on market

Built 2019 Good condition $209/sqft · 7% below area Est $247k · at est. $419/mo HOA · 22% of rent

---

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).

• ARV discount +9.4/15.0
• Cash flow +6.8/30.0
• Schools +6.3/10.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• 1% rule +3.0/10.0
• Rent growth +2.8/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Convenience meets style at the Inlet in the heart of Ocean Springs! This particular 2 bedroom, 2 full bathroom CORNER unit comes FURNISHED (washer, dryer and TVs do not convey) making it a turnkey condo! The open concept, neutral colors, beautiful finishes and natural light make for a bright and airy space. Because this is on the third (top) floor and corner of the building, it is quiet. You will love the large island in the kitchen and large walk-in closet in the primary suite. Plenty of storage throughout and a laundry room. Nature surrounds the back of the buildings and you do not have to do any yard work! These condos have it ALL - on site 24 hour fitness center, pool with beautiful bayou views, fire pit, seating area and grill for entertaining, a dog park, and even a private dock for you to put your kayaks and paddle boards in the water! The clubhouse is a great place to hangout. It is also available for rent to host parties. Enhance your mind, body and soul at businesses at the Inlet - Keg and Barrel, Selah Pilates and Wellness, and The Coffee Vineyard. Vibrant downtown Ocean Springs and picturesque beaches are just a few minute drive or bike ride away! You will love the coastal, calm and convenient lifestyle at The Inlet!

Key facts

• Laundry room
• Large island
• Corner unit

Tags

• CORNER UNIT
• LARGE ISLAND
• LARGE WALK-IN CLOSET
• LAUNDRY ROOM
• ON SITE FITNESS CENTER
• POOL WITH BAYOU VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $237k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-429 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (32.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (20.3% below list).
• Recommended offer: $161k (32.0% below list) — sets the bar for cash-flow.

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; 15 comparable units currently listed for rent nearby; rentals lingering (median 70d 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $57/mo; HOA is 22% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,243 (32.0% 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 263 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 0.80% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.72%
• DSCR: 0.70
• GRM: 10.5

CMA / ARV

• ARV (median comp): $247,248
• List price: $237,000
• Delta: -4.14%
• 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
2501 Bienville Blvd #416	0.00mi	2/2.0	1,095 (-3%)	3mo	$285,000	$260	92
201 Walnut Dr	0.25mi	3/1.5 (+1)	1,130 (-0%)	2mo	$279,000	$247	80
2501 Bienville Blvd #237	0.00mi	3/2.0 (+1)	1,327 (+17%)	2mo	$309,700	$233	68
232 Woodland Cir	0.68mi	3/1.5 (+1)	1,120 (-1%)	2mo	$170,000	$152	58
148 Lafayette Cir	0.63mi	3/1.0 (+1)	1,092 (-4%)	0mo	$223,000	$204	55
443 Bills Ave	0.74mi	2/1.0	1,163 (+3%)	2mo	$369,000	$317	55
113 Colmer Cir	1.16mi	3/1.5 (+1)	1,167 (+3%)	2mo	$245,000	$210	51
315 Poplar Dr	0.30mi	3/1.0 (+1)	962 (-15%)	2mo	$220,000	$229	50
205 Barbara Cir	1.29mi	3/1.5 (+1)	1,049 (-7%)	0mo	$186,500	$178	45
502 Russell Ave	1.44mi	3/2.0 (+1)	1,015 (-10%)	2mo	$399,000	$393	42
309 Teringo Cir	0.68mi	3/1.0 (+1)	1,020 (-10%)	2mo	$219,900	$216	41
3230 Cumberland Rd #7	0.83mi	2/1.5	941 (-17%)	2mo	$117,000	$124	36

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: -32.1%
• Equity multiple: -0.03×
• Total profit: $-68,675
• Equity at exit: $35,337

10-year hold

• IRR: -49.9%
• Equity multiple: -0.61×
• Total profit: $-106,681
• Equity at exit: $20,491

Cash invested: $66,360 (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 →

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Median asking: $219,500 ($218/sqft)
• Median days on market: 109 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +0.4% 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: 10.5×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$1,243
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$99
• Flood insurance flood zone: −$57 /mo · $684/yr
• HOA: −$419
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-429

Break-even live

Break-even rent $2,432

Max offer price $161,243

Occupancy floor —

Sensitivity live

Price	-10% $-295	-5% $-362	+0% $-429	+5% $-496	+10% $-563
Rent	-10% $-578	-5% $-503	+0% $-429	+5% $-354	+10% $-280
Rate	-1.0pp $-309	-0.5pp $-369	base $-429	+0.5pp $-490	+1.0pp $-553

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: $59,250
• Closing costs: $7,110
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2501 Bienville Blvd Ocean Springs, MS	1.0	1.0	855	$1,900	$2.22	62d	1	0.03mi
2501 Bienville Blvd Ocean Springs, MS	2.0	2.0	1156	$2,000	$1.73	93d	1	0.03mi
2501 Bienville Blvd Unit 432 Ocean Springs, MS	2.0	2.0	1095	$2,300	$2.10	93d	1	0.12mi
212 Maple Dr Ocean Springs, MS	3.0	1.5	1092	$1,475	$1.35	62d	1	0.29mi
623 Camellia Pointe Blvd Ocean Springs, MS	2.0	2.0	1333	$2,200	$1.65	93d	1	0.34mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	62d	1	0.43mi
246 Woodland Cir Ocean Springs, MS	3.0	1.0	984	$1,475	$1.50	93d	1	0.60mi
111 Armand Oaks Ocean Springs, MS	3.0	2.5	1500	$1,800	$1.20	93d	1	0.69mi
107 Elliott Pl Ocean Springs, MS	3.0	1.0	1148	$1,695	$1.48	70d	1	0.76mi
422 Whispering Pine Dr Ocean Springs, MS	3.0	2.0	1075	$1,795	$1.67	62d	1	0.83mi
230 Saratoga Dr Ocean Springs, MS	3.0	2.0	1380	$1,850	$1.34	62d	1	0.88mi
230 Saratoga Dr Ocean Springs, MS	3.0	2.0	1450	$1,800	$1.24	93d	1	0.88mi
237 Saratoga Dr Ocean Springs, MS	3.0	2.0	1295	$2,150	$1.66	62d	1	0.93mi
2 Fleetwood Pl Ocean Springs, MS	2.0	1.0	912	$2,000	$2.19	93d	1	1.22mi
1509 Bowen Ave Ocean Springs, MS	2.0	1.0	1200	$1,600	$1.33	70d	1	1.26mi

HOA detail $419/mo · $5,028/yr condo

• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $237,000 Active 263 DOM
2. 2026-08-07
   days on market $237,000 Active 262 DOM
3. 2026-08-06
   days on market $237,000 Active 261 DOM
4. 2026-08-05
   days on market $237,000 Active 260 DOM
5. 2026-08-04
   days on market $237,000 Active 259 DOM
6. 2026-08-03
   days on market $237,000 Active 258 DOM
7. 2026-07-31
   days on market $237,000 Active 255 DOM
8. 2026-07-29
   days on market $237,000 Active 253 DOM
9. 2026-07-27
   days on market $237,000 Active 251 DOM
10. 2026-07-25
    days on market $237,000 Active 249 DOM
11. 2026-07-23
    days on market $237,000 Active 247 DOM
12. 2026-07-22
    days on market $237,000 Active 246 DOM
13. 2026-07-21
    days on market $237,000 Active 245 DOM
14. 2026-07-18
    days on market $237,000 Active 242 DOM
15. 2026-07-16
    days on market $237,000 Active 240 DOM
16. 2026-07-16
    days on market $237,000 Active 239 DOM
17. 2026-07-14
    days on market $237,000 Active 238 DOM
18. 2026-07-13
    days on market $237,000 Active 237 DOM
19. 2026-07-12
    days on market $237,000 Active 236 DOM
20. 2026-07-11
    days on market $237,000 Active 235 DOM
21. 2026-07-10
    days on market $237,000 Active 234 DOM
22. 2026-07-09
    days on market $237,000 Active 233 DOM
23. 2026-07-08
    days on market $237,000 Active 232 DOM
24. 2026-07-07
    days on market $237,000 Active 231 DOM
25. 2026-07-06
    days on market $237,000 Active 230 DOM
26. 2026-07-05
    days on market $237,000 Active 229 DOM
27. 2026-07-04
    days on market $237,000 Active 228 DOM
28. 2026-07-03
    days on market $237,000 Active 227 DOM
29. 2026-07-02
    days on market $237,000 Active 226 DOM
30. 2026-07-01
    days on market $237,000 Active 225 DOM
31. 2026-06-30
    days on market $237,000 Active 224 DOM
32. 2026-06-29
    days on market $237,000 Active 223 DOM
33. 2026-06-28
    days on market $237,000 Active 222 DOM
34. 2026-06-28
    days on market $237,000 Active 221 DOM
35. 2026-06-27
    days on market $237,000 Active 220 DOM
36. 2026-06-25
    days on market $237,000 Active 218 DOM
37. 2026-06-23
    days on market $237,000 Active 216 DOM
38. 2026-06-21
    days on market $237,000 Active 215 DOM
39. 2026-06-18
    days on market $237,000 Active 212 DOM
40. 2026-06-17
    days on market $237,000 Active 211 DOM
41. 2026-06-16
    days on market $237,000 Active 210 DOM
42. 2026-06-15
    days on market $237,000 Active 209 DOM
43. 2026-06-14
    days on market $237,000 Active 207 DOM
44. 2026-06-13
    days on market $237,000 Active 206 DOM
45. 2026-06-10
    days on market $237,000 Active 204 DOM
46. 2026-06-09
    days on market $237,000 Active 203 DOM
47. 2026-06-08
    days on market $237,000 Active 202 DOM
48. 2026-06-07
    days on market $237,000 Active 201 DOM
49. 2026-06-02
    days on market $237,000 Active 196 DOM
50. 2026-06-01
    days on market $237,000 Active 195 DOM

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $1,872 · $156/mo
• Expected delta: +$625/yr (+$52/mo · 50.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,675
• − Mortgage interest: −$13,276
• − Property taxes: −$1,248
• − Insurance: −$1,870
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − HOA: −$5,028
• − Depreciation: −$6,895
• Taxable loss: −$9,268
• Est. tax savings @ 24.0%: +$2,224
• After-tax cash flow: $-2,922/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 80/100 None rehab

This corner unit in the Inlet complex is in good condition with modern finishes and ample natural light. It offers a turnkey living experience with a large island kitchen and walk-in closet in the primary suite. The location, with its natural surroundings and on-site amenities, makes it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Upgrade to smart home features — Can increase both resale and rental value by adding modern conveniences. ↑

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
• 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

---

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

+25.4% since first listed

16 events — show timeline

• 2026-05-05 Price Changed $237,000 MLSU
• 2026-03-20 Price Changed $242,000 MLSU
• 2025-11-18 Listed $243,500 MLSU
• 2025-11-12 Listing Removed — MLSU
• 2025-07-22 Price Changed $247,000 MLSU
• 2025-07-10 Price Changed $255,500 MLSU
• 2025-06-03 Price Changed $259,500 MLSU
• 2025-05-13 Listed $262,500 MLSU
• 2022-11-15 Sold (Public Records) — Public Records
• 2022-11-14 Sold (MLS) — MLSU
• 2022-10-10 Pending — MLSU
• 2022-10-10 Price Changed $245,000 MLSU
• 2022-09-27 Listed $249,900 MLSU
• 2021-08-27 Sold (Public Records) — Public Records
• 2021-08-27 Sold (MLS) — MLSU
• 2021-08-20 Listed $189,000 MLSU

Property tax history

-16.3%/yr

Latest (2025): $1,248 · +18.4% YoY. Source: county tax records.