2501 Bienville Blvd #235 · Ocean Springs, MS 39564

$223,900

1 bd · 1.0 ba · 840 sqft · Condo public records · 31 Days on market

Built 2020 Excellent condition

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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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +5.3/10.0
• Condition / age +4.8/5.0
• Livability +4.3/5.0
• 1% rule +3.0/10.0
• Rent growth +2.8/5.0
• DSCR +1.2/10.0
• 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

Property features AI

Finance

• HOA & community: Homeowners association present; HOA covers grounds maintenance and management; Community amenities include barbecue, clubhouse, fitness center/health club, hiking/walking trails, pool, restaurant, and proximity to entertainment

Exterior

• Parking: Guest parking; Open parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; One level; Move-in ready
• Construction: HardiPlank-type siding; Shingle roof; Slab foundation; Built (year reported from public records)
• Exterior features: Patio; Balcony; Kennel / dog run; City lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen island; Open floorplan; Stone counters; Walk-in closet(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $224k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (19.6% below list).
• Recommended offer: $180k (19.6% below list) — sets the bar for 1% rule.

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); 723 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 31 days — a 3% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• 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 $179,911 (19.6% 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 31 days. Have you received any prior offers? Is the seller open to a 20% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.80% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.35%
• DSCR: 0.72
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -31.5%
• Equity multiple: -0.02×
• Total profit: $-63,874
• Equity at exit: $33,384

10-year hold

• IRR: -47.7%
• Equity multiple: -0.57×
• Total profit: $-98,685
• Equity at exit: $19,359

Cash invested: $62,692 (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 →

ZIP-level market 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 723
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$1,174
• Tax from tax record: −$159 /mo · $1,905/yr
• Insurance: −$93
• Flood insurance flood zone: −$57 /mo · $684/yr
• HOA est. from 7 same-building comps: −$327
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-389

Break-even live

Break-even rent $2,291

Max offer price $155,191

Occupancy floor —

Sensitivity live

Price	-10% $-262	-5% $-326	+0% $-389	+5% $-452	+10% $-516
Rent	-10% $-531	-5% $-460	+0% $-389	+5% $-318	+10% $-247
Rate	-1.0pp $-276	-0.5pp $-332	base $-389	+0.5pp $-447	+1.0pp $-506

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: $55,975
• Closing costs: $6,717
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	15d	1	0.03mi
2501 Bienville Blvd Unit 432 Ocean Springs, MS	2.0	2.0	1095	$2,300	$2.10	45d	1	0.12mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	15d	1	0.43mi
2151 Government St Ocean Springs, MS	2.0	1.0	547	$1,525	$2.79	45d	1	0.73mi
2 Fleetwood Pl Ocean Springs, MS	2.0	1.0	912	$2,000	$2.19	45d	1	1.22mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $223,900 Active 31 DOM
2. 2026-06-18
   days on market $223,900 Active 28 DOM
3. 2026-06-17
   days on market $223,900 Active 27 DOM
4. 2026-06-16
   days on market $223,900 Active 26 DOM
5. 2026-06-15
   days on market $223,900 Active 25 DOM
6. 2026-06-14
   days on market $223,900 Active 23 DOM
7. 2026-06-13
   days on market $223,900 Active 22 DOM
8. 2026-06-10
   days on market $223,900 Active 20 DOM
9. 2026-06-09
   days on market $223,900 Active 19 DOM
10. 2026-06-08
    days on market $223,900 Active 18 DOM
11. 2026-06-07
    days on market $223,900 Active 17 DOM
12. 2026-06-02
    days on market $223,900 Active 12 DOM
13. 2026-06-01
    days on market $223,900 Active 11 DOM
14. 2026-05-31
    days on market $223,900 Active 10 DOM
15. 2026-05-30
    days on market $223,900 Active 9 DOM
16. 2026-05-20
    listed $223,900 Active
17. 2025-08-07
    soldstatus
18. 2024-06-24
    soldstatus
19. 2024-06-21
    historical 1092-char remark

    Show marketing remark (1092 chars)

    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!

20. 2024-06-21
    soldstatus Closed 1092-char remark

    Show marketing remark (1092 chars)

    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!

21. 2024-06-06
    status Pending 1092-char remark

    Show marketing remark (1092 chars)

    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!

22. 2024-04-23
    listed $225,000 Active 1092-char remark

    Show marketing remark (1092 chars)

    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!

23. 2021-06-23
    soldstatus
24. 2021-06-20
    listed $169,000

ⓘ 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: $21,589
• − Mortgage interest: −$12,542
• − Property taxes: −$1,905
• − Insurance: −$1,804
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − HOA: −$3,924
• − Depreciation: −$6,513
• Taxable loss: −$8,553
• Est. tax savings @ 24.0%: +$2,053
• After-tax cash flow: $-2,615/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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+32.5% since first listed

9 events — show timeline

• 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.