1110 Century Oaks Dr Unit A · Gulfport, MS 39507

$199,000

3 bd · 3.0 ba · 1,158 sqft · Condo · 734 Days on market

Built 2007 Good condition $172/sqft · 22% below area Est $256k · 22% under $150/mo HOA · 8% 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 +15.0/15.0
• Cash flow +10.0/30.0
• Schools +4.8/10.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely, move-in ready, completely furnished townhome is ready for its new family! This home is walking distance to the beach and securely tucked away in a private, gated community with a pool! One bedroom and full bath are on the ground floor level, while the other 2 bedrooms - each with their own private bath - are on the 2nd level. Call today for your private showing!

Key facts

• Walkable to beach
• $150 HOA
• Pool

Tags

• PRIVATE GATED COMMUNITY
• WALKABLE TO BEACH

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (10.6% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#15 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Gulfport School District (urban): math 41% / reading 42% proficiency, ranked #37 of 130 in MS (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Anniston Avenue Elementary School (math 52% / reading 53%, grade C-, #53 of 375 statewide, top 14%, 535 students, 100% FRL); Bayou View Middle School (math 54% / reading 49%, grade C, #27 of 179 statewide, top 16%, 826 students, 100% FRL); Gulfport High School (math 42% / reading 36%, grade F, #54 of 197 statewide, top 28%, 1,728 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 460 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Harrison County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 734 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask is 10105% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: 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 $175,120 (12.0% 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 734 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 9.3

CMA / ARV

• ARV (median comp): $256,413
• List price: $199,000
• Delta: -22.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1181 Century Oaks Dr Unit A	0.02mi	3/3.0	1,156 (-0%)	2mo	$209,000	$181	97
1229 Century Oaks Dr Unit C	0.04mi	3/3.0	1,156 (-0%)	2mo	$209,000	$181	96
2009 North St	0.54mi	4/2.0 (+1)	1,149 (-1%)	0mo	$85,500	$74	64
1200 Beach Dr #1203	0.20mi	2/2.0 (-1)	1,271 (+10%)	2mo	$314,500	$247	64
1200 Beach Dr #1002	0.21mi	2/2.0 (-1)	1,277 (+10%)	2mo	$335,500	$263	62
1906 Curcor Dr	0.32mi	3/2.0	1,327 (+15%)	0mo	$195,000	$147	56
2232 Taylor Blvd	1.04mi	3/1.0	1,165 (+1%)	1mo	$163,000	$140	55
534 N Forest Dr	0.45mi	3/1.0	1,045 (-10%)	1mo	$105,000	$100	54
928 Courthouse Rd #10	1.19mi	2/2.0 (-1)	1,273 (+10%)	2mo	$112,995	$89	38
30 39th St	1.43mi	3/2.0	1,349 (+16%)	0mo	$275,000	$204	36
2103 Odonnell Blvd	0.66mi	4/1.0 (+1)	1,379 (+19%)	0mo	$189,000	$137	31
2330 Middlecoff Dr	1.24mi	3/1.0	1,348 (+16%)	2mo	$175,000	$130	31

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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.33×
• Total profit: $-37,523
• Equity at exit: $29,672

10-year hold

• IRR: -8.8%
• Equity multiple: 0.42×
• Total profit: $-32,468
• Equity at exit: $17,206

Cash invested: $55,720 (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 39507

• Home prices YoY: -27.1%
• Rents YoY: 4.3%
• Active inventory: 460
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$150
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-121

Break-even live

Break-even rent $1,931

Max offer price $181,556

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-52	+0% $-121	+5% $-189	+10% $-258
Rent	-10% $-261	-5% $-191	+0% $-121	+5% $-50	+10% $20
Rate	-1.0pp $-20	-0.5pp $-70	base $-121	+0.5pp $-172	+1.0pp $-225

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: $49,750
• Closing costs: $5,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1347	$1,900	$1.41	0d	1	0.03mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	184d	1	0.03mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1347	$1,900	$1.41	10d	1	0.03mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	184d	1	0.05mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,300	$1.92	10d	1	0.05mi
1120 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$1,950	$1.62	10d	1	0.05mi
1110 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,750	$1.51	1d	1	0.06mi
1110 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,750	$1.51	51d	1	0.06mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	184d	1	0.06mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	184d	1	0.07mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$1,900	$1.48	2d	1	0.07mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	184d	1	0.08mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	162d	1	0.08mi
229 Milray Ln Gulfport, MS	2.0	2.5	1000	$1,595	$1.59	1d	1	0.08mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$1,950	$1.52	51d	1	0.09mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,650	$1.43	10d	1	0.09mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,650	$1.43	38d	1	0.09mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	184d	1	0.09mi
985 Middle Ln Gulfport, MS	2.0	2.0	1100	$1,495	$1.36	10d	1	0.10mi
965 Middle Ln Gulfport, MS	2.0	2.0	1100	$1,350	$1.23	51d	1	0.10mi
961 Middle Ln Gulfport, MS	2.0	2.0	1100	$1,700	$1.55	51d	1	0.10mi
1283 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,900	$1.64	10d	1	0.11mi
1016 Middle Ln Gulfport, MS	2.0	1.5	1065	$1,650	$1.55	7d	1	0.13mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	162d	1	0.17mi
535 N Forest Dr Gulfport, MS	3.0	2.0	1394	$1,500	$1.08	7d	1	0.44mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	154d	1	0.53mi
477 Tegarden Rd Gulfport, MS	3.0	2.0	1100	$1,300	$1.18	10d	1	0.53mi
720 Layton Dr Gulfport, MS	3.0	2.5	1250	$1,200	$0.96	10d	1	0.82mi
529 E Pass Rd Apt A Gulfport, MS	2.0	2.0	950	$925	$0.97	6d	1	0.92mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	10d	1	0.97mi
1023 Nancy Pl Gulfport, MS	3.0	2.0	1498	$2,675	$1.79	10d	1	1.06mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	162d	1	1.15mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	162d	1	1.27mi
980 Courthouse Rd Unit 1512 Gulfport, MS	2.0	2.0	1227	$1,395	$1.14	10d	1	1.27mi
980 Courthouse Rd Unit 0308 Gulfport, MS	2.0	2.0	1227	$1,380	$1.12	21d	1	1.27mi
980 Courthouse Rd Unit 1524 Gulfport, MS	2.0	2.0	1227	$1,199	$0.98	48d	1	1.27mi
980 Courthouse Rd Unit 1111 Gulfport, MS	2.0	2.0	1180	$1,109	$0.94	2d	1	1.27mi
980 Courthouse Rd Apt 907 Gulfport, MS	2.0	2.0	1180	$1,257	$1.07	10d	1	1.27mi
1302 Magnolia St Unit B101 Gulfport, MS	2.0	2.0	1118	$3,200	$2.86	7d	1	1.28mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	162d	1	1.30mi

HOA detail $150/mo · $1,800/yr condo

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

Listing history 50 events

1. 2026-09-20
   days on market $199,000 Active 734 DOM
2. 2026-09-18
   days on market $199,000 Active 732 DOM
3. 2026-09-17
   days on market $199,000 Active 731 DOM
4. 2026-09-16
   days on market $199,000 Active 730 DOM
5. 2026-09-15
   days on market $199,000 Active 729 DOM
6. 2026-09-14
   days on market $199,000 Active 728 DOM
7. 2026-09-13
   days on market $199,000 Active 727 DOM
8. 2026-09-12
   days on market $199,000 Active 726 DOM
9. 2026-09-11
   days on market $199,000 Active 725 DOM
10. 2026-09-05
    days on market $199,000 Active 719 DOM
11. 2026-09-04
    days on market $199,000 Active 718 DOM
12. 2026-09-03
    days on market $199,000 Active 717 DOM
13. 2026-08-31
    remarks 412-char remark
14. 2026-08-31
    days on market $199,000 Active 714 DOM
15. 2026-08-30
    days on market $199,000 Active 713 DOM
16. 2026-08-29
    days on market $199,000 Active 712 DOM
17. 2026-08-28
    days on market $199,000 Active 711 DOM
18. 2026-08-27
    days on market $199,000 Active 710 DOM
19. 2026-08-25
    days on market $199,000 Active 708 DOM
20. 2026-08-24
    days on market $199,000 Active 707 DOM
21. 2026-08-23
    days on market $199,000 Active 706 DOM
22. 2026-08-22
    days on market $199,000 Active 705 DOM
23. 2026-08-21
    days on market $199,000 Active 704 DOM
24. 2026-08-20
    days on market $199,000 Active 703 DOM
25. 2026-08-19
    days on market $199,000 Active 702 DOM
26. 2026-08-18
    days on market $199,000 Active 701 DOM
27. 2026-08-17
    days on market $199,000 Active 700 DOM
28. 2026-08-16
    days on market $199,000 Active 699 DOM
29. 2026-08-15
    days on market $199,000 Active 698 DOM
30. 2026-08-14
    days on market $199,000 Active 697 DOM
31. 2026-08-13
    days on market $199,000 Active 696 DOM
32. 2026-08-12
    days on market $199,000 Active 695 DOM
33. 2026-08-11
    days on market $199,000 Active 694 DOM
34. 2026-08-10
    days on market $199,000 Active 693 DOM
35. 2026-08-09
    days on market $199,000 Active 692 DOM
36. 2026-08-08
    days on market $199,000 Active 691 DOM
37. 2026-08-07
    days on market $199,000 Active 690 DOM
38. 2026-08-06
    days on market $199,000 Active 689 DOM
39. 2026-08-05
    days on market $199,000 Active 688 DOM
40. 2026-08-04
    days on market $199,000 Active 687 DOM
41. 2026-08-03
    days on market $199,000 Active 686 DOM
42. 2026-07-31
    days on market $199,000 Active 683 DOM
43. 2026-07-30
    days on market $199,000 Active 682 DOM
44. 2026-07-29
    days on market $199,000 Active 681 DOM
45. 2026-07-27
    days on market $199,000 Active 679 DOM
46. 2026-07-25
    days on market $199,000 Active 677 DOM
47. 2026-07-24
    days on market $199,000 Active 676 DOM
48. 2026-07-23
    days on market $199,000 Active 675 DOM
49. 2026-07-22
    days on market $199,000 Active 674 DOM
50. 2026-07-21
    days on market $199,000 Active 673 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 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,337
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − HOA: −$1,800
• − Depreciation: −$5,789
• Taxable loss: −$4,793
• Est. tax savings @ 24.0%: +$1,150
• After-tax cash flow: $-296/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 Est. rehab $5,790–$17,370 screening

This move-in ready, fully furnished townhome in a private gated community with a pool is in good condition and ready for its new family.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace curtains — Freshens look and improves rental appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Anniston Avenue Elementary School C- MS #53/375 Nat'l #11,114/41,679 Middle Bayou View Middle School C MS #27/179 Nat'l #3,192/14,009 High Gulfport High School F MS #54/197 Nat'l #8,724/17,239

Schools (NCES district)

• District: Gulfport School District
• NCES district ID: 2801710
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $35,712
• Composite: 34.38/100
• National rank: #5213
• State rank: #37 of 130 in MS

B Composite livability gradescore 73/100

Livability — Gulfport

• Score: 73/100
• State rank: #15
• US rank: #5010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulfport, MS
• County: Harrison County · 228,444 people
• City population: 96,188
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 18,564
• Household income: $54,657
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 8% of renters

---

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 228,444 people
• By 2030: 241,942 · +5.9%
• By 2040: 267,531 · +17.1%
• By 2050: 291,062 · +27.4%
• By 2075: 346,711 · +51.8%
• By 2100: 378,165 · +65.5%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 1%

---

Political lean MEDSL · Harrison

• 2024 margin: Strong R (+28.9) · D 35.0% · R 63.9% · Other 1.1%
• 2008→2024 swing: -2.9pp toward R · 2008: -26.0pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+25.2 2016: R+30.7 2012: R+26.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.48%
• Current HPI: 181.6606
• Rent YoY: ▲ 4.26%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+89.5% since first listed

14 events — show timeline

• 2026-02-09 Relisted — MLSU
• 2026-02-09 Price Changed $199,000 MLSU
• 2026-01-31 Listing Removed — MLSU
• 2025-07-17 Price Changed $214,500 MLSU
• 2025-02-19 Rental Removed $1,950 MLSU
• 2024-11-27 Price Changed $239,000 MLSU
• 2024-09-09 Listed for Rent $1,950 MLSU
• 2024-09-07 Listed $248,500 MLSU
• 2024-05-19 Rental Removed $2,300 MLSU
• 2024-04-17 Listed for Rent $2,300 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-06-08 Sold (MLS) — MLSU
• 2021-03-09 Listed $165,000 MLSU
• 2018-04-25 Listed $105,000 MLSU