9300 Ridgeview Dr · Gulf Park Estates, MS 39564

$322,000

3 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 71 Days on market

Built 1998 0.52 ac lot $182/sqft · 6% below area Est $349k · 8% under ↓ 7% since listing

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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).

• Cash flow +11.2/30.0
• ARV discount +11.0/15.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the hidden potential of this charming family home located on a site with pleasant views overlooking Davis Bayou. The home features office space inside the garage, a generator and a nice deck overlooking the canal of Davis Bayou. Come experience the relaxing views of Davis Bayou before it's gone! USDA Eligible

Key facts

• 0.52 acre lot
• 2 garage spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $322k.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (28.4% below list).
• Recommended offer: $230k (28.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#43 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 35% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($303k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,479 (28.4% 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 71 days. Have you received any prior offers? Is the seller open to a 28% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 11.6

CMA / ARV

• ARV (median comp): $348,830
• List price: $322,000
• Delta: -7.69%
• 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
3717 Tangerine St	0.15mi	3/2.0	1,752 (-1%)	2mo	$250,000	$143	90
121 Booth Cir	0.44mi	3/2.0	1,796 (+2%)	1mo	$239,000	$133	76
124 Spanish Cove Dr	0.28mi	3/2.0	1,937 (+10%)	6mo	$400,000	$207	66
9321 Coconut Dr	0.50mi	3/3.0	1,836 (+4%)	1mo	$270,000	$147	66
3524 N 8th St	0.52mi	4/2.0 (+1)	1,835 (+4%)	2mo	$275,000	$150	63
3300 N 9th St	0.70mi	3/2.0	1,858 (+5%)	2mo	$315,000	$170	57
3212 N 5th St	0.69mi	3/2.0	1,641 (-7%)	1mo	$249,900	$152	55
3301 N 7th St	0.69mi	4/2.0 (+1)	1,829 (+4%)	7mo	$275,000	$150	52
803 Woodglen Dr	0.73mi	3/2.5	1,883 (+6%)	3mo	$325,000	$173	51
3424 N 5th St	0.47mi	3/2.0	1,502 (-15%)	4mo	$245,000	$163	50
3425 Beachview Dr	0.50mi	4/2.0 (+1)	1,993 (+13%)	5mo	$279,900	$140	46
146 Booth Cir	0.61mi	3/2.0	1,539 (-13%)	6mo	$269,000	$175	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: -22.2%
• Equity multiple: 0.25×
• Total profit: $-68,062
• Equity at exit: $48,011

10-year hold

• IRR: -20.5%
• Equity multiple: -0.00×
• Total profit: $-90,319
• Equity at exit: $27,841

Cash invested: $90,160 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,305 high
• Mortgage (P&I): −$1,689
• Tax from tax record: −$119 /mo · $1,427/yr
• Insurance: −$134
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-187

Break-even live

Break-even rent $2,542

Max offer price $288,908

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-96	+0% $-187	+5% $-278	+10% $-370
Rent	-10% $-369	-5% $-278	+0% $-187	+5% $-96	+10% $-5
Rate	-1.0pp $-25	-0.5pp $-105	base $-187	+0.5pp $-271	+1.0pp $-356

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: $80,500
• Closing costs: $9,660
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Booth Cir Ocean Springs, MS	4.0	2.0	2100	$2,500	$1.19	15d	1	0.36mi
3305 N 8th St Ocean Springs, MS	4.0	2.0	1802	$2,250	$1.25	22d	1	0.71mi
132 Gettysburg Cir Ocean Springs, MS	4.0	3.0	1689	$2,195	$1.30	22d	1	1.14mi
3825 Timberlake Dr Ocean Springs, MS	3.0	2.0	1640	$2,200	$1.34	22d	1	1.21mi
3500 Groveland Rd Ocean Springs, MS	2.0–3.0	2.0	1173	$1,750	$1.49	15d	1	1.31mi
4008 Breezy Hill Ln Ocean Springs, MS	4.0	3.0	1600	$3,200	$2.00	15d	1	1.43mi
7003 Ute Ct Ocean Springs, MS	4.0	2.0	2000	$2,195	$1.10	22d	1	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $322,000 Active 71 DOM
2. 2026-06-18
   days on market $322,000 Active 68 DOM
3. 2026-06-17
   days on market $322,000 Active 67 DOM
4. 2026-06-16
   days on market $322,000 Active 66 DOM
5. 2026-06-15
   days on market $322,000 Active 65 DOM
6. 2026-06-14
   days on market $322,000 Active 63 DOM
7. 2026-06-13
   days on market $322,000 Active 62 DOM
8. 2026-06-10
   days on market $322,000 Active 60 DOM
9. 2026-06-09
   days on market $322,000 Active 59 DOM
10. 2026-06-08
    days on market $322,000 Active 58 DOM
11. 2026-06-07
    days on market $322,000 Active 57 DOM
12. 2026-06-02
    days on market $322,000 Active 52 DOM
13. 2026-06-01
    days on market $322,000 Active 51 DOM
14. 2026-05-31
    days on market $322,000 Active 50 DOM
15. 2026-05-30
    days on market $322,000 Active 49 DOM
16. 2026-05-10
    status Active 319-char remark

    Show marketing remark (319 chars)

    Discover the hidden potential of this charming family home located on a site with pleasant views overlooking Davis Bayou. The home features office space inside the garage, a generator and a nice deck overlooking the canal of Davis Bayou. Come experience the relaxing views of Davis Bayou before it's gone! USDA Eligible

17. 2026-03-24
    historical 319-char remark

    Show marketing remark (319 chars)

    Discover the hidden potential of this charming family home located on a site with pleasant views overlooking Davis Bayou. The home features office space inside the garage, a generator and a nice deck overlooking the canal of Davis Bayou. Come experience the relaxing views of Davis Bayou before it's gone! USDA Eligible

18. 2026-03-02
    price $322,000 319-char remark

    Show marketing remark (319 chars)

    Discover the hidden potential of this charming family home located on a site with pleasant views overlooking Davis Bayou. The home features office space inside the garage, a generator and a nice deck overlooking the canal of Davis Bayou. Come experience the relaxing views of Davis Bayou before it's gone! USDA Eligible

19. 2026-02-22
    listed $347,000 Active 319-char remark

    Show marketing remark (319 chars)

    Discover the hidden potential of this charming family home located on a site with pleasant views overlooking Davis Bayou. The home features office space inside the garage, a generator and a nice deck overlooking the canal of Davis Bayou. Come experience the relaxing views of Davis Bayou before it's gone! USDA Eligible

ⓘ 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: $1,427 · $119/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$1,117/yr (+$93/mo · 78.3%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 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: $27,657
• − Mortgage interest: −$18,037
• − Property taxes: −$1,427
• − Insurance: −$2,408
• − Repairs & maintenance: −$2,213
• − Management: −$2,213
• − Depreciation: −$9,367
• Taxable loss: −$8,006
• Est. tax savings @ 24.0%: +$1,921
• After-tax cash flow: $-326/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 — Gulf Park Estates

• Score: 70/100
• State rank: #43
• US rank: #7955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulf Park Estates, 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

-7.2% since first listed

4 events — show timeline

• 2026-05-10 Relisted — MLSU
• 2026-03-24 Listing Removed — MLSU
• 2026-03-02 Price Changed $322,000 MLSU
• 2026-02-22 Listed $347,000 MLSU

Property tax history

+4.2%/yr

Latest (2025): $1,427 · +0.7% YoY. Source: county tax records.