202 Hunter Dr · Ocean Springs, MS 39564

$199,000

3 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 20 Days on market

Built 1966 8,276 sqft lot Est $266k · 25% 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• Schools +5.3/10.0
• 1% rule +5.1/10.0
• Livability +4.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute as a button, neat as a pin, loaded with potential for the next owner and in close proximity to downtown and near Ocean Springs Hospital and located in a great school district! This all brick, one owner home features wood floors, a brick fireplace in the living area, upgraded appliances and a bar in the kitchen, carpet, and ample storage in the bedrooms. Outside find a front porch with a storm door, a large fenced backyard with a storage building and beautiful hydrangeas, plus an all-metal roof and carport. Property is a probate sale, sold "as is - where is" and is subject to court approval. Floor plan and an Immersive 3D Tour are attached to this listing.

Key facts

• Brick house
• Wood floors
• Brick fireplace

Tags

• BRICK HOUSE
• WOOD FLOORS
• BRICK FIREPLACE
• UPGRADED APPLIANCES
• AMPLE STORAGE
• FRONT PORCH

Property features AI

Finance

• HOA & community: Sidewalks; Street lights

Exterior

• Parking: Attached carport; Carport with inside entrance; Driveway; Concrete parking; No garage; 1 carport space
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence (house); One story; Move-in ready
• Construction: Brick and masonry construction; Metal roof; Slab foundation; Built (year source: assessor)
• Exterior features: Private yard; Front yard; Back yard; Chain link fencing

Interior

• Kitchen: Cooktop; Oven; Range hood; Microwave; Refrigerator; Free-standing refrigerator; Stainless steel appliances
• Bedrooms: Primary bedroom; Additional bedrooms (total rooms indicate multiple living/bed areas)
• Flooring: Carpet; Hardwood; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom (total 2 bathrooms)
• Heating & cooling: Central heating; Forced air; Hot water heating; Fireplace heating; Central air conditioning; Ceiling fan(s) for cooling
• Interior features: Breakfast bar; Ceiling fan(s); Natural woodwork; Has fireplace (masonry, outside)
• Laundry & utility: Laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Magnolia Park Elementary (math 62% / reading 52%, grade C+, #37 of 375 statewide, top 10%, 635 students, 100% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

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 $196,015 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.01% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $266,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Jamaica Dr	0.41mi	3/2.0	1,437 (-2%)	2mo	$249,000	$173	75
101 North St	0.35mi	3/1.5	1,406 (-4%)	7mo	$169,900	$121	69
2909 Pimlico Dr	0.34mi	3/2.0	1,596 (+8%)	6mo	$248,000	$155	66
118 Barbara Cir	0.40mi	3/2.0	1,308 (-11%)	2mo	$215,000	$164	61
1210 Lancelot Ln	0.63mi	3/2.0	1,545 (+5%)	4mo	$309,000	$200	60
202 Ravens Ct	0.60mi	3/2.0	1,569 (+7%)	2mo	$249,900	$159	59
1 Sweetgrass Ln	0.54mi	3/2.0	1,555 (+6%)	9mo	$295,000	$190	58
1209 Hammersmith Ln	0.64mi	3/2.0	1,575 (+7%)	2mo	$285,000	$181	57
3106 Breezy Hill Ln	0.65mi	3/2.0	1,525 (+4%)	8mo	$289,000	$190	57
3231 Nottingham Rd	0.51mi	3/2.0	1,634 (+11%)	5mo	$245,000	$150	54
3221 Nottingham Rd	0.52mi	3/2.0	1,650 (+12%)	8mo	$299,999	$182	48
2507 Ridgewood Rd	0.62mi	3/1.5	1,304 (-11%)	6mo	$249,900	$192	45

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: -11.2%
• Equity multiple: 0.60×
• Total profit: $-22,305
• Equity at exit: $29,672

10-year hold

• IRR: -4.6%
• Equity multiple: 0.72×
• Total profit: $-15,516
• 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 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 723
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $208

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 85%

Sensitivity live

Price	-10% $346	-5% $277	+0% $208	+5% $139	+10% $71
Rent	-10% $50	-5% $129	+0% $208	+5% $287	+10% $367
Rate	-1.0pp $308	-0.5pp $259	base $208	+0.5pp $157	+1.0pp $104

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
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2718 Government St Ocean Springs, MS	3.0	2.0	1516	$1,800	$1.19	45d	1	0.32mi
156 Lafayette Cir Ocean Springs, MS	3.0	2.0	1700	$1,800	$1.06	23d	1	0.42mi
230 Saratoga Dr Ocean Springs, MS	3.0	2.0	1380	$1,850	$1.34	15d	1	0.51mi
230 Saratoga Dr Ocean Springs, MS	3.0	2.0	1450	$1,800	$1.24	45d	1	0.51mi
237 Saratoga Dr Ocean Springs, MS	3.0	2.0	1295	$2,150	$1.66	15d	1	0.52mi
422 Whispering Pine Dr Ocean Springs, MS	3.0	2.0	1075	$1,795	$1.67	15d	1	0.56mi
4008 Breezy Hill Ln Ocean Springs, MS	4.0	3.0	1600	$3,200	$2.00	15d	1	0.56mi
212 Maple Dr Ocean Springs, MS	3.0	1.5	1092	$1,475	$1.35	15d	1	0.78mi
1221 King Henry Dr Ocean Springs, MS	3.0	2.0	1599	$1,800	$1.13	45d	1	0.84mi
3500 Groveland Rd Ocean Springs, MS	2.0–3.0	2.0	1173	$1,750	$1.49	15d	1	0.86mi
246 Woodland Cir Ocean Springs, MS	3.0	1.0	984	$1,475	$1.50	45d	1	0.93mi
2501 Bienville Blvd Ocean Springs, MS	2.0	2.0	1156	$2,000	$1.73	45d	1	0.94mi
2501 Bienville Blvd Unit 432 Ocean Springs, MS	2.0	2.0	1095	$2,300	$2.10	45d	1	0.94mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	15d	1	1.05mi
107 Elliott Pl Ocean Springs, MS	3.0	1.0	1148	$1,695	$1.48	23d	1	1.19mi
623 Camellia Pointe Blvd Ocean Springs, MS	2.0	2.0	1333	$2,200	$1.65	45d	1	1.25mi
111 Armand Oaks Ocean Springs, MS	3.0	2.5	1500	$1,800	$1.20	45d	1	1.28mi
3825 Timberlake Dr Ocean Springs, MS	3.0	2.0	1640	$2,200	$1.34	23d	1	1.33mi
2 Fleetwood Pl Ocean Springs, MS	2.0	1.0	912	$2,000	$2.19	45d	1	1.40mi
114 Watersedge Dr Ocean Springs, MS	3.0	2.0	1675	$2,650	$1.58	23d	1	1.42mi

Listing history 16 events

1. 2026-06-21
   days on market $199,000 Active 20 DOM
2. 2026-06-18
   days on market $199,000 Active 17 DOM
3. 2026-06-17
   days on market $199,000 Active 16 DOM
4. 2026-06-16
   days on market $199,000 Active 15 DOM
5. 2026-06-15
   remarks 668-char remark
6. 2026-06-15
   price $199,000 Active 14 DOM
7. 2026-06-15
   days on market $210,000 Active 14 DOM
8. 2026-06-14
   days on market $210,000 Active 12 DOM
9. 2026-06-13
   days on market $210,000 Active 11 DOM
10. 2026-06-10
    days on market $210,000 Active 9 DOM
11. 2026-06-09
    days on market $210,000 Active 8 DOM
12. 2026-06-09
    remarks 619-char remark
13. 2026-06-08
    days on market $210,000 Active 7 DOM
14. 2026-06-07
    days on market $210,000 Active 6 DOM
15. 2026-06-01
    remarks 521-char remark
16. 2026-06-01
    listed $210,000 Active 1 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 3/10 Moderate FEMA zone X (unshaded) · 7% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $24,053
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$5,789
• Taxable loss: −$712
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $2,670/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
• 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

1 event — show timeline

• 2026-06-01 Listed $210,000 MLSU