3504 N 7th St · Gulf Park Estates, MS 39564

$269,900

4 bd · 2.0 ba · 1,939 sqft · SingleFamily public records · 30 Days on market

Built 2003 0.25 ac lot Est $291k · 7% 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 +10.7/15.0
• DSCR +6.0/10.0
• Schools +5.3/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the highly desirable Gulf Park Estates neighborhood. This beautiful 4-bedroom, 2-bath home offers the perfect blend of comfort and style. Step inside to a spacious living room featuring a cozy fireplace, creating a warm and inviting atmosphere. The kitchen is designed to impress with quartz countertops, stainless steel appliances, and a convenient breakfast bar perfect for casual dining or gathering with guests. Outside, enjoy your private backyard retreat complete with a back patio and firepit—ideal for entertaining or unwinding on peaceful evenings. Conveniently located to Highway 90, Top A-rated schools, Chevron, Ingalls, shopping, and entertaining! Don't miss your oppor

Key facts

• Quartz countertops
• Cozy fireplace
• Breakfast bar

Tags

• GULF PARK ESTATES NEIGHBORHOOD
• COZY FIREPLACE
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• PRIVATE BACKYARD RETREAT

Property features AI

Exterior

• Parking: Detached or attached 2-car garage with driveway; Garage faces front with direct access and concrete drive
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Single-family house; One level; Move-in ready; Vinyl and brick exterior; Slab foundation; Architectural shingle roof
• Construction: Built (year source: public records)
• Exterior features: Front porch; Patio (slab); Fire pit; Private yard; Rain gutters; Fenced yard with wood privacy fencing; Landscaped yard with few trees; Rectangular lot

Interior

• Kitchen: Dishwasher; Free-standing electric oven and range
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric) and fireplace heating; Central air (electric); Ceiling fans
• Interior features: Ceiling fans; Pantry; Tray ceilings; Walk-in closets; Double vanity; Breakfast bar; Double-pane windows; Wood-burning fireplace in the living room
• Laundry & utility: Laundry room with washer and electric dryer hookups; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/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 $243k (10.0% below list).
• Recommended offer: $243k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 5.2% in Gulf Park Estates — 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 70/100 on livability (#43 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, amenities 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.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 37% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,971 (10.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $290,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3425 Beachview Dr	0.11mi	4/2.0	1,993 (+3%)	5mo	$279,900	$140	86
3524 N 8th St	0.10mi	4/2.0	1,835 (-5%)	2mo	$275,000	$150	85
3300 N 9th St	0.18mi	3/2.0 (-1)	1,858 (-4%)	2mo	$315,000	$170	78
3301 N 7th St	0.22mi	4/2.0	1,829 (-6%)	7mo	$275,000	$150	75
124 Spanish Cove Dr	0.42mi	3/2.0 (-1)	1,937 (-0%)	6mo	$400,000	$207	70
9321 Coconut Dr	0.46mi	3/3.0 (-1)	1,836 (-5%)	1mo	$270,000	$147	60
3301 Pineridge Dr	0.56mi	3/2.0 (-1)	2,048 (+6%)	0mo	$349,000	$170	59
3717 Tangerine St	0.39mi	3/2.0 (-1)	1,752 (-10%)	2mo	$250,000	$143	59
9336 Ridgeview Dr	0.45mi	3/2.0 (-1)	1,785 (-8%)	7mo	$380,000	$213	55
2804 Beachview Dr	0.71mi	4/2.5	1,798 (-7%)	4mo	$235,000	$131	50
2808 Hickory Ln	0.69mi	3/2.5 (-1)	2,073 (+7%)	1mo	$269,000	$130	49
9504 Live Oak Ave	0.74mi	3/2.0 (-1)	1,761 (-9%)	5mo	$224,900	$128	41

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-29,892
• Equity at exit: $40,243

10-year hold

• IRR: -4.2%
• Equity multiple: 0.74×
• Total profit: $-19,376
• Equity at exit: $23,336

Cash invested: $75,572 (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: 714
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,430 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$109 /mo · $1,306/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $283

Break-even live

Break-even rent $2,072

Max offer price $269,900

Occupancy floor 83%

Sensitivity live

Price	-10% $436	-5% $359	+0% $283	+5% $206	+10% $130
Rent	-10% $91	-5% $187	+0% $283	+5% $379	+10% $475
Rate	-1.0pp $419	-0.5pp $351	base $283	+0.5pp $213	+1.0pp $142

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3305 N 8th St Ocean Springs, MS	4.0	2.0	1802	$2,250	$1.25	21d	1	0.19mi
106 Booth Cir Ocean Springs, MS	4.0	2.0	2100	$2,500	$1.19	14d	1	0.90mi

Listing history 15 events

1. 2026-06-18
   days on market $269,900 Active 30 DOM
2. 2026-06-17
   days on market $269,900 Active 29 DOM
3. 2026-06-16
   days on market $269,900 Active 28 DOM
4. 2026-06-15
   days on market $269,900 Active 27 DOM
5. 2026-06-14
   status $269,900 Active 25 DOM
6. 2026-06-13
   status $269,900 Pending 25 DOM
7. 2026-06-10
   days on market $269,900 Active 25 DOM
8. 2026-06-09
   days on market $269,900 Active 24 DOM
9. 2026-06-08
   days on market $269,900 Active 23 DOM
10. 2026-06-07
    days on market $269,900 Active 22 DOM
11. 2026-06-02
    days on market $269,900 Active 17 DOM
12. 2026-06-01
    days on market $269,900 Active 16 DOM
13. 2026-05-31
    days on market $269,900 Active 15 DOM
14. 2026-05-30
    days on market $269,900 Active 14 DOM
15. 2026-05-16
    listed $269,900 Active

ⓘ 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: $1,306 · $109/mo
• Projected year-2 tax: $2,132 · $178/mo
• Expected delta: +$826/yr (+$69/mo · 63.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $29,157
• − Mortgage interest: −$15,119
• − Property taxes: −$1,306
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − Depreciation: −$7,852
• Taxable loss: −$1,134
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $3,666/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

1 event — show timeline

• 2026-05-16 Listed $269,900 MLSU

Property tax history

+2.0%/yr

Latest (2025): $1,306 · +4.2% YoY. Source: county tax records.