239 Lakeside Villa Unit G · Diamondhead, MS 39525

$88,000

1 bd · 1.0 ba · 645 sqft · Condo public records · 45 Days on market

Built 1974 $136/sqft · 15% below area Est $104k · 15% under $465/mo HOA · 37% of rent ↓ 7% since listing

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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).

• ARV discount +14.4/15.0
• Cash flow +12.7/30.0
• 1% rule +9.1/10.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One bedroom, one bathroom, second floor condo for sale with amazing views of the pond, pool, and the first hole of Pine Golf Course. Located adjacent to the clubhouse in Lakeside Villa, building G. Association fees include fire protection, water, sewer, trash, exterior upkeep and exterior insurance.

Key facts

• Pine golf course
• $465 HOA
• Community pool

Tags

• PINE GOLF COURSE
• ADJACENT TO CLUBHOUSE

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $380; Additional monthly association fee of $85; Association dues include grounds maintenance; Community pool

Exterior

• Parking: Common unassigned parking
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; One level
• Construction: Wood siding; Architectural shingle roof
• Exterior features: Deck; Front porch; Rear porch; Pond on the property

Interior

• Kitchen: Free-standing electric oven; Free-standing electric range; Free-standing refrigerator; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Move-in ready condominium; Balcony; Rain gutters
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $-9 ($-114/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (1.9% below list).
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.8% in Diamondhead — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#59 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Hancock County School District (rural): math 47% / reading 44% proficiency, ranked #23 of 130 in MS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 246 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 248 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($87k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hancock County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,360 (3.0% 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 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.41% ✓
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 5.9

CMA / ARV

• ARV (median comp): $103,816
• List price: $88,000
• Delta: -15.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-14,609
• Equity at exit: $13,121

10-year hold

• IRR: -7.9%
• Equity multiple: 0.49×
• Total profit: $-12,463
• Equity at exit: $7,609

Cash invested: $24,640 (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 39525

• Home prices YoY: -19.1%
• Active inventory: 246
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$37
• HOA: −$465
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-9

Break-even live

Break-even rent $1,257

Max offer price $86,322

Occupancy floor 96%

Sensitivity live

Price	-10% $40	-5% $15	+0% $-9	+5% $-34	+10% $-59
Rent	-10% $-108	-5% $-59	+0% $-9	+5% $40	+10% $89
Rate	-1.0pp $35	-0.5pp $13	base $-9	+0.5pp $-32	+1.0pp $-56

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Lakeside Villa #132 Diamondhead, MS	—	1.0	475	$1,000	$2.11	44d	1	0.12mi
210 Lanai Vlg Unit C Diamondhead, MS	1.0	1.0	639	$1,100	$1.72	14d	1	0.45mi

HOA detail condo

• Monthly dues: $465 · $5,580/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $88,000 Active 45 DOM
2. 2026-06-17
   days on market $88,000 Active 44 DOM
3. 2026-06-16
   days on market $88,000 Active 43 DOM
4. 2026-06-15
   days on market $88,000 Active 42 DOM
5. 2026-06-14
   days on market $88,000 Active 40 DOM
6. 2026-06-13
   days on market $88,000 Active 39 DOM
7. 2026-06-10
   days on market $88,000 Active 37 DOM
8. 2026-06-09
   days on market $88,000 Active 36 DOM
9. 2026-06-08
   days on market $88,000 Active 35 DOM
10. 2026-06-07
    days on market $88,000 Active 34 DOM
11. 2026-06-05
    pricedays on market $88,000 Active 31 DOM
12. 2026-06-03
    days on market $95,000 Active 30 DOM
13. 2026-06-02
    days on market $95,000 Active 29 DOM
14. 2026-06-01
    days on market $95,000 Active 28 DOM
15. 2026-05-31
    days on market $95,000 Active 27 DOM
16. 2026-05-30
    days on market $95,000 Active 26 DOM
17. 2026-05-04
    listed $95,000 Active 302-char remark
18. 2008-08-14
    soldstatus
19. 2000-08-03
    soldstatus

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $695 · $58/mo
• Expected delta: +$336/yr (+$28/mo · 93.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,941
• − Mortgage interest: −$4,929
• − Property taxes: −$359
• − Insurance: −$440
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − HOA: −$5,580
• − Depreciation: −$2,560
• Taxable loss: −$1,319
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $202/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: Hancock County School District
• NCES district ID: 2801740
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $47,971
• Composite: 38.88/100
• National rank: #4099
• State rank: #23 of 130 in MS

Livability — Diamondhead

• Score: 68/100
• State rank: #59
• US rank: #9320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamondhead, MS
• County: Hancock County · 9,338 people
• City population: 9,338
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 9,338
• Household income: $87,407
• Rent vs Own: 10.3% rent · 89.7% own

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 52,161 people
• By 2030: 54,753 · +5.0%
• By 2040: 59,242 · +13.6%
• By 2050: 62,417 · +19.7%
• By 2075: 68,168 · +30.7%
• By 2100: 69,212 · +32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 10% Slovak 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+58.7) · D 20.1% · R 78.8% · Other 1.1%
• 2008→2024 swing: -4.4pp toward R · 2008: -54.2pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+55.5 2016: R+59.4 2012: R+52.8 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.77%
• Current HPI: 193.4883
• Rent YoY: —
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-7.4% since first listed

4 events — show timeline

• 2026-06-03 Price Changed $88,000 MLSU
• 2026-05-04 Listed $95,000 MLSU
• 2008-08-14 Sold (Public Records) — Public Records
• 2000-08-03 Sold (Public Records) — Public Records

Property tax history

-4.7%/yr

Latest (2025): $359 · +0.0% YoY. Source: county tax records.