6104 Gruich Cir · Gulf Hills, MS 39564

$295,000

4 bd · 2.0 ba · 2,050 sqft · SingleFamily public records · 22 Days on market

Built 1972 0.28 ac lot $144/sqft · 16% above area Est $292k · at est.

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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 +15.5/30.0
• ARV discount +7.1/15.0
• DSCR +4.8/10.0
• Schools +4.4/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This traditional rick ranch style home is situated established Windsor Park subdivision and features formal and informal living areas, an open kitchen, four generous bedrooms plus a home office or craft room and attached garage. Freshly painted throughout, updated windows and doors, new luxury vinyl in bedrooms. (no carpet!) Ideal location offers top rated schools. Close to Old Ocean Springs restaurants, shops and parks.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $261k (11.6% below list).
• Recommended offer: $261k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.5% in Gulf Hills — 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 71/100 on livability (#38 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 40% 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,814 (11.6% below list)

Questions for the listing agent

1. Built in 1972 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (median comp): $292,461
• List price: $295,000
• Delta: 0.87%
• 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
6505 Lancaster Blvd	0.44mi	4/2.0	1,997 (-3%)	3mo	$199,900	$100	73
5904 Moreton Pl	0.18mi	3/2.0 (-1)	1,925 (-6%)	9mo	$599,900	$312	69
5716 Fiddlers Pointe	0.57mi	4/2.0	1,986 (-3%)	1mo	$355,885	$179	67
12704 Cambridge Blvd	0.33mi	4/2.5	1,848 (-10%)	1mo	$239,000	$129	66
6145 Garraway Cir	0.18mi	3/2.0 (-1)	1,761 (-14%)	3mo	$185,000	$105	61
6345 Langland Dr	0.63mi	4/2.0	1,960 (-4%)	4mo	$399,711	$204	60
6021 Cardona Dr	0.54mi	3/2.0 (-1)	1,925 (-6%)	1mo	$334,730	$174	59
11805 Moss Creek Ct	0.56mi	4/2.0	2,314 (+13%)	0mo	$386,071	$167	52
6205 Browning Dr	0.43mi	3/2.0 (-1)	1,770 (-14%)	5mo	$252,000	$142	48
5809 David Davis Pl	0.63mi	3/2.0 (-1)	2,263 (+10%)	0mo	$400,000	$177	48
5112 Old Fort Bayou Rd	0.55mi	3/2.0 (-1)	1,800 (-12%)	8mo	$224,000	$124	42
11645 Brookstone Dr	0.75mi	4/2.0	2,253 (+10%)	10mo	$346,000	$154	40

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: -15.4%
• Equity multiple: 0.46×
• Total profit: $-44,622
• Equity at exit: $43,985

10-year hold

• IRR: -9.9%
• Equity multiple: 0.44×
• Total profit: $-46,501
• Equity at exit: $25,506

Cash invested: $82,600 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,608 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$272 /mo · $3,261/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $119

Break-even live

Break-even rent $2,458

Max offer price $295,000

Occupancy floor 90%

Sensitivity live

Price	-10% $286	-5% $202	+0% $119	+5% $35	+10% $-48
Rent	-10% $-87	-5% $16	+0% $119	+5% $222	+10% $325
Rate	-1.0pp $267	-0.5pp $194	base $119	+0.5pp $42	+1.0pp $-35

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11404 Harrison Ct Ocean Springs, MS	4.0	2.0	2091	$2,950	$1.41	21d	1	0.87mi
107 Surgeres Pl Ocean Springs, MS	4.0	2.5	2830	$3,400	$1.20	45d	1	0.91mi
6428 Poco Rd Ocean Springs, MS	3.0	2.0	1990	$2,500	$1.26	44d	1	1.03mi
6721 Washington Ave Ocean Springs, MS	1.0–3.0	1.0–2.0	1084	$1,696	$1.56	14d	12	1.10mi
1508 Government St Ocean Springs, MS	3.0	3.0	1557	$1,950	$1.25	21d	1	1.25mi

Listing history 25 events

1. 2026-06-18
   days on market $295,000 Active 22 DOM
2. 2026-06-17
   days on market $295,000 Active 21 DOM
3. 2026-06-16
   days on market $295,000 Active 20 DOM
4. 2026-06-15
   days on market $295,000 Active 19 DOM
5. 2026-06-14
   days on market $295,000 Active 17 DOM
6. 2026-06-13
   days on market $295,000 Active 16 DOM
7. 2026-06-10
   days on market $295,000 Active 14 DOM
8. 2026-06-09
   days on market $295,000 Active 13 DOM
9. 2026-06-08
   days on market $295,000 Active 12 DOM
10. 2026-06-07
    days on market $295,000 Active 11 DOM
11. 2026-06-05
    days on market $295,000 Active 8 DOM
12. 2026-06-03
    days on market $295,000 Active 7 DOM
13. 2026-06-02
    days on market $295,000 Active 6 DOM
14. 2026-06-01
    days on market $295,000 Active 5 DOM
15. 2026-05-31
    days on market $295,000 Active 4 DOM
16. 2026-05-30
    days on market $295,000 Active 3 DOM
17. 2026-04-24
    status Active 424-char remark

    Show marketing remark (424 chars)

    This traditional rick ranch style home is situated established Windsor Park subdivision and features formal and informal living areas, an open kitchen, four generous bedrooms plus a home office or craft room and attached garage. Freshly painted throughout, updated windows and doors, new luxury vinyl in bedrooms. (no carpet!) Ideal location offers top rated schools. Close to Old Ocean Springs restaurants, shops and parks.

18. 2026-04-14
    status Pending 424-char remark

    Show marketing remark (424 chars)

    This traditional rick ranch style home is situated established Windsor Park subdivision and features formal and informal living areas, an open kitchen, four generous bedrooms plus a home office or craft room and attached garage. Freshly painted throughout, updated windows and doors, new luxury vinyl in bedrooms. (no carpet!) Ideal location offers top rated schools. Close to Old Ocean Springs restaurants, shops and parks.

19. 2026-03-04
    status Active 424-char remark

    Show marketing remark (424 chars)

    This traditional rick ranch style home is situated established Windsor Park subdivision and features formal and informal living areas, an open kitchen, four generous bedrooms plus a home office or craft room and attached garage. Freshly painted throughout, updated windows and doors, new luxury vinyl in bedrooms. (no carpet!) Ideal location offers top rated schools. Close to Old Ocean Springs restaurants, shops and parks.

20. 2026-02-19
    status Pending 424-char remark

    Show marketing remark (424 chars)

    This traditional rick ranch style home is situated established Windsor Park subdivision and features formal and informal living areas, an open kitchen, four generous bedrooms plus a home office or craft room and attached garage. Freshly painted throughout, updated windows and doors, new luxury vinyl in bedrooms. (no carpet!) Ideal location offers top rated schools. Close to Old Ocean Springs restaurants, shops and parks.

21. 2026-02-02
    listed $295,000 Active 424-char remark

    Show marketing remark (424 chars)

    This traditional rick ranch style home is situated established Windsor Park subdivision and features formal and informal living areas, an open kitchen, four generous bedrooms plus a home office or craft room and attached garage. Freshly painted throughout, updated windows and doors, new luxury vinyl in bedrooms. (no carpet!) Ideal location offers top rated schools. Close to Old Ocean Springs restaurants, shops and parks.

22. 2026-01-19
    historical
23. 2025-12-21
    listed $336,000 Active
24. 2013-08-16
    soldstatus
25. 2013-07-18
    listed $142,000

ⓘ 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: $3,261 · $272/mo
• Projected year-2 tax: $3,261 · $272/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $31,298
• − Mortgage interest: −$16,525
• − Property taxes: −$3,261
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − Depreciation: −$8,582
• Taxable loss: −$3,553
• Est. tax savings @ 24.0%: +$853
• After-tax cash flow: $2,277/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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Gulf Hills

• Score: 71/100
• State rank: #38
• US rank: #7310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulf Hills, 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

+107.7% since first listed

9 events — show timeline

• 2026-04-24 Relisted — MLSU
• 2026-04-14 Pending — MLSU
• 2026-03-04 Relisted — MLSU
• 2026-02-19 Pending — MLSU
• 2026-02-02 Listed $295,000 MLSU
• 2026-01-19 Listing Removed — MLSU
• 2025-12-21 Listed $336,000 MLSU
• 2013-08-16 Sold (MLS) — MLSU
• 2013-07-18 Listed $142,000 MLSU

Property tax history

+3.7%/yr

Latest (2025): $3,261 · +5.0% YoY. Source: county tax records.