2501 Bienville Blvd #235 · Ocean Springs, MS 39564

$198,900

1 bd · 1.0 ba · 840 sqft · Townhouse public records · 108 Days on market

Built 2020 Excellent condition $237/sqft · 16% below area Est $241k · 17% under

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Why this score? — see what drove the C 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 +17.2/30.0
• ARV discount +15.0/15.0
• Schools +6.3/10.0
• DSCR +5.3/10.0
• Condition / age +4.8/5.0
• Livability +4.3/5.0
• 1% rule +4.1/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO INLET LIVING! Come enjoy all the amenities of this gorgeous FULLY FURNISHED condo complex located right in the heart of Ocean Springs and right on Fort Bayou! This fabulous third floor unit allows privacy and a nature view. Inlet Condominiums feature a beautiful clubhouse you can reseve, dog park, a kayak/paddleboard launch, nature trail, resort style saltwater pool overlooking the bayou, 24 hour workout facility.... and there is also Keg & Barrel restaurant & Selah pilates studio located in the complex. This unit features an open layout, luxury vinyl plank flooring throughout, stainless steel appliances, custom cabinetry, quartz countertops, spacious walk-in closet, laundry room with storage, and so much more! Inlet in a 5 minute road to downtown Ocean Springs (where you can easily access shopping, dining, entertainment, and museums), the beach and more! The complex does allow for golf cart parking. COA dues include use of all amenities, insurance, water & trash. DON'T MISS THE OPPORTUNITY TO OWN A PIECE OF PARADISE IN THIS EXCLUSIVE COASTAL COMMUNITY!

Key facts

• Secure kayak storage
• Private retreat
• Open-concept layout

Tags

• PRIVATE RETREAT
• OPEN-CONCEPT LAYOUT
• RESORT-STYLE AMENITIES
• SPARKLING SWIMMING POOL
• WELL-EQUIPPED FITNESS CENTER
• SECURE KAYAK STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $199k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $83 ($998/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 $180k (9.3% below list).
• Recommended offer: $180k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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); 1062 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 139d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $57/mo.
• 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 $180,362 (9.3% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (median comp): $240,861
• List price: $198,900
• Delta: -14.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 Bienville Blvd #135	0.00mi	1/1.0	855 (+2%)	6mo	$185,000	$216	92
2501 Bienville Blvd #413	0.10mi	1/1.0	855 (+2%)	5mo	$220,000	$257	88
2501 Bienville Blvd #124	0.00mi	1/1.0	855 (+2%)	16mo	$225,000	$263	83
2501 Bienville Blvd #324	0.00mi	1/1.0	855 (+2%)	20mo	$192,500	$225	80
2501 Bienville Blvd #523	0.10mi	1/1.0	855 (+2%)	16mo	$197,000	$230	79
2207 Government St #28	0.65mi	2/1.0 (+1)	778 (-7%)	16mo	$325,000	$418	39

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-29,945
• Equity at exit: $29,657

10-year hold

• IRR: -9.9%
• Equity multiple: 0.44×
• Total profit: $-31,192
• Equity at exit: $17,197

Cash invested: $55,692 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 6 under contract
• Months of supply: 10.0 mo (10%/mo absorbed)
• Median asking: $164,500 ($164/sqft)
• Median days on market: 175 d
• This list price: 80% of active listings are priced below it
• ARV vs active asking: +74.8% above 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: 1062
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$1,043
• Tax from tax record: −$159 /mo · $1,905/yr
• Insurance: −$83
• Flood insurance flood zone: −$57 /mo · $684/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $83

Break-even live

Break-even rent $1,698

Max offer price $198,900

Occupancy floor 90%

Sensitivity live

Price	-10% $196	-5% $139	+0% $83	+5% $27	+10% $-29
Rent	-10% $-59	-5% $12	+0% $83	+5% $154	+10% $226
Rate	-1.0pp $183	-0.5pp $134	base $83	+0.5pp $32	+1.0pp $-21

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: $49,725
• Closing costs: $5,967
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	109d	1	0.03mi
2501 Bienville Blvd Ocean Springs, MS	2.0	2.0	1095	$2,000	$1.83	6d	1	0.03mi
2501 Bienville Blvd Unit 432 Ocean Springs, MS	2.0	2.0	1095	$2,300	$2.10	139d	1	0.12mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	109d	1	0.43mi
2151 Government St Ocean Springs, MS	2.0	1.0	547	$1,525	$2.79	139d	1	0.73mi
2 Fleetwood Pl Ocean Springs, MS	2.0	1.0	912	$2,000	$2.19	139d	1	1.22mi

Property features AI

Finance

• HOA & community: Community associationAssociation maintains groundsAssociation provides managementCommunity amenities include barbecue, clubhouse, fitness center/health club, hiking/walking trails, pool, and on-site restaurantNear entertainment

Exterior

• Parking: Guest parkingOpen parking
• Utilities: Public waterPublic sewerElectricity connectedSewer connectedWater connected
• Home design: CondominiumOne levelMove-in ready
• Construction: HardiPlank-type sidingShingle roofSlab foundationBuilt (year per public records)
• Exterior features: Private in-ground salt water poolPatioBalconyKennel / dog runCity lot

Interior

• Kitchen: DishwasherMicrowaveOvenRefrigerator
• Flooring: TileVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Ceiling fansEat-in kitchenKitchen islandOpen floorplanStone countersWalk-in closet(s)
• Laundry & utility: Laundry room

Listing history 50 events

1. 2026-09-24
   days on market $198,900 Active 108 DOM
2. 2026-09-22
   days on market $198,900 Active 107 DOM
3. 2026-09-21
   days on market $198,900 Active 106 DOM
4. 2026-09-20
   days on market $198,900 Active 105 DOM
5. 2026-09-18
   days on market $198,900 Active 103 DOM
6. 2026-09-17
   days on market $198,900 Active 102 DOM
7. 2026-09-16
   days on market $198,900 Active 101 DOM
8. 2026-09-15
   days on market $198,900 Active 100 DOM
9. 2026-09-14
   days on market $198,900 Active 99 DOM
10. 2026-09-13
    days on market $198,900 Active 98 DOM
11. 2026-09-12
    pricestatusdays on market $198,900 Active 97 DOM
12. 2026-09-11
    statusdays on market $206,900 Pending 96 DOM
13. 2026-09-05
    days on market $206,900 Active 91 DOM
14. 2026-09-04
    days on market $206,900 Active 90 DOM
15. 2026-09-03
    days on market $206,900 Active 89 DOM
16. 2026-08-31
    days on market $206,900 Active 86 DOM
17. 2026-08-30
    days on market $206,900 Active 85 DOM
18. 2026-08-29
    days on market $206,900 Active 84 DOM
19. 2026-08-28
    days on market $206,900 Active 83 DOM
20. 2026-08-15
    days on market $206,900 Active 82 DOM
21. 2026-08-13
    days on market $206,900 Active 81 DOM
22. 2026-08-12
    days on market $206,900 Active 80 DOM
23. 2026-08-11
    days on market $206,900 Active 79 DOM
24. 2026-08-10
    days on market $206,900 Active 78 DOM
25. 2026-08-09
    days on market $206,900 Active 77 DOM
26. 2026-08-08
    days on market $206,900 Active 76 DOM
27. 2026-08-07
    days on market $206,900 Active 75 DOM
28. 2026-08-06
    days on market $206,900 Active 74 DOM
29. 2026-08-05
    days on market $206,900 Active 73 DOM
30. 2026-08-04
    pricedays on market $206,900 Active 72 DOM
31. 2026-08-03
    days on market $211,900 Active 71 DOM
32. 2026-07-31
    days on market $211,900 Active 68 DOM
33. 2026-07-29
    days on market $211,900 Active 66 DOM
34. 2026-07-27
    days on market $211,900 Active 64 DOM
35. 2026-07-25
    days on market $211,900 Active 62 DOM
36. 2026-07-23
    days on market $211,900 Active 60 DOM
37. 2026-07-18
    days on market $211,900 Active 58 DOM
38. 2026-07-16
    days on market $211,900 Active 56 DOM
39. 2026-07-16
    pricedays on market $211,900 Active 55 DOM
40. 2026-07-14
    days on market $218,900 Active 54 DOM
41. 2026-07-13
    days on market $218,900 Active 53 DOM
42. 2026-07-12
    days on market $218,900 Active 52 DOM
43. 2026-07-11
    days on market $218,900 Active 51 DOM
44. 2026-07-10
    days on market $218,900 Active 50 DOM
45. 2026-07-09
    days on market $218,900 Active 49 DOM
46. 2026-07-08
    days on market $218,900 Active 48 DOM
47. 2026-07-07
    days on market $218,900 Active 47 DOM
48. 2026-07-06
    days on market $218,900 Active 46 DOM
49. 2026-07-05
    days on market $218,900 Active 45 DOM
50. 2026-07-04
    days on market $218,900 Active 44 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: $1,905 · $159/mo
• Projected year-2 tax: $1,905 · $159/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 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: $21,643
• − Mortgage interest: −$11,141
• − Property taxes: −$1,905
• − Insurance: −$1,679
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$5,786
• Taxable loss: −$2,331
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $1,557/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

Excellent 95/100 None rehab

This move-in ready, fully furnished 1-bedroom, 1-bath condo in The Inlet complex offers stunning views and resort-style amenities.

Value-add opportunities

• Both Upgrade window treatments — Enhance curb appeal and privacy ↑
• Both Add smart home features — Improve convenience and marketability ↑
• Rental Install smart thermostat — Attract tech-savvy renters ↑

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
• 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: 12% of renters

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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%

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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%

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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

Property features AI

Finance

• HOA & community: Community associationAssociation maintains groundsAssociation provides managementCommunity amenities include barbecue, clubhouse, fitness center/health club, hiking/walking trails, pool, and on-site restaurantNear entertainment

Exterior

• Parking: Guest parkingOpen parking
• Utilities: Public waterPublic sewerElectricity connectedSewer connectedWater connected
• Home design: CondominiumOne levelMove-in ready
• Construction: HardiPlank-type sidingShingle roofSlab foundationBuilt (year per public records)
• Exterior features: Private in-ground salt water poolPatioBalconyKennel / dog runCity lot

Interior

• Kitchen: DishwasherMicrowaveOvenRefrigerator
• Flooring: TileVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Ceiling fansEat-in kitchenKitchen islandOpen floorplanStone countersWalk-in closet(s)
• Laundry & utility: Laundry room

Price history

+25.4% since first listed

13 events — show timeline

• 2026-07-23 Relisted — MLSU
• 2026-07-20 Listing Removed — MLSU
• 2026-07-14 Price Changed $211,900 MLSU
• 2026-06-23 Price Changed $218,900 MLSU
• 2026-05-20 Listed $223,900 MLSU
• 2025-08-07 Sold (Public Records) — Public Records
• 2024-06-24 Sold (Public Records) — Public Records
• 2024-06-21 Listing Removed — MLSU
• 2024-06-21 Sold (MLS) — MLSU
• 2024-06-06 Pending — MLSU
• 2024-04-23 Listed $225,000 MLSU
• 2021-06-23 Sold (MLS) — MLSU
• 2021-06-20 Listed $169,000 MLSU

Property tax history

+5.5%/yr

Latest (2025): $1,905 · -35.2% YoY. Source: county tax records.