8721 Mermaid Ave · Gulf Park Estates, MS 39564

$209,999

3 bd · 2.0 ba · 1,233 sqft · SingleFamily public records · 107 Days on market

Built 1993 10,018 sqft lot $170/sqft · 12% above area Est $188k · 12% over

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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 +20.7/30.0
• DSCR +6.6/10.0
• Schools +5.3/10.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Renovated & Move-In Ready in Gulf Park Estates! Welcome home to this stunning 3-bedroom, 2-bath beauty located in Ocean Springs School District -- and NOT in a flood zone! From the moment you step inside, you'll love the fresh, modern feel. Brand-new luxury vinyl plank flooring flows throughout the home, perfectly complemented by fresh interior paint that creates a bright, clean, and welcoming atmosphere! The spacious living room features soaring vaulted ceilings and a cozy fireplace, making it the perfect gathering space for relaxing evenings or entertaining guests. Natural light pours in, enhancing the open and airy feel. The private owner's suite offers a peaceful retreat with its own ensuite bath, while two additional bedrooms provide flexibility for guests, family, or a home office. Outside, enjoy a fully fenced backyard with a covered back patio area -- ideal for pets, play, or weekend cookouts -- plus the convenience of a two-car garage for parking and storage. This home is truly move-in ready and waiting for its new owners. Schedule your showing today!

Key facts

• Ensuite bath
• Cozy fireplace
• 0.23 acre lot

Tags

• LUXURY VINYL PLANK FLOORING
• SOARING VAULTED CEILINGS
• COZY FIREPLACE
• PRIVATE OWNER'S SUITE
• ENSUITE BATH
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $284 ($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 $196k (6.5% below list).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

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 107 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $191,099 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (median comp): $187,886
• List price: $209,999
• Delta: 11.77%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1517 S 10th St	0.12mi	2/2.0 (-1)	1,250 (+1%)	8mo	$169,900	$136	81
1497 S 10th St	0.07mi	3/2.0	1,320 (+7%)	15mo	$189,900	$144	73
1501 S 10th St	0.07mi	3/2.0	1,320 (+7%)	15mo	$189,900	$144	73
8613 Mermaid Ave	0.14mi	3/2.0	1,320 (+7%)	14mo	$222,900	$169	70
1528 S 10th St	0.14mi	3/1.0	1,130 (-8%)	10mo	$158,000	$140	68
8505 Neptune Ave	0.27mi	3/2.0	1,373 (+11%)	4mo	$157,500	$115	65
1501 S 7th St	0.17mi	3/2.0	1,413 (+15%)	6mo	$219,990	$156	62
8701 Barnacle Blvd	0.24mi	4/2.0 (+1)	1,410 (+14%)	2mo	$174,999	$124	58
2000 Deer St	0.59mi	3/2.0	1,336 (+8%)	2mo	$210,000	$157	57
9009 Point Aux Chenes Rd	0.53mi	2/2.0 (-1)	1,240 (+1%)	15mo	$237,900	$192	56
9109 Warbler Ave	0.51mi	3/2.0	1,120 (-9%)	15mo	$175,500	$157	49
1711 S 1st St	0.70mi	3/2.0	1,404 (+14%)	1mo	$187,000	$133	43

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-19,320
• Equity at exit: $31,312

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-6,910
• Equity at exit: $18,157

Cash invested: $58,800 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,964 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $284

Break-even live

Break-even rent $1,604

Max offer price $209,999

Occupancy floor 81%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1517 Porpoise Dr Ocean Springs, MS	3.0	2.0	1494	$2,250	$1.51	13d	1	0.15mi
1508 Beachview Dr Ocean Springs, MS	3.0	2.0	1428	$1,650	$1.16	13d	1	0.28mi
9200 Pointe Aux Chenes Rd Unit 1365709P Ocean Springs, MS	3.0	2.0	1420	$5,979	$4.21	13d	1	0.70mi
8712 W Simmons Bayou Dr Ocean Springs, MS	2.0	2.0	1100	$1,900	$1.73	43d	1	0.79mi
8001 Westwood Cir Ocean Springs, MS	3.0–5.0	2.0–3.0	1996	$2,000	$1.00	13d	1	1.10mi
2421 Beachview Dr Ocean Springs, MS	2.0	2.0	875	$2,000	$2.29	21d	1	1.13mi
2421 Beachview Dr Unit F16 Ocean Springs, MS	2.0	2.0	875	$2,200	$2.51	21d	1	1.13mi
2421 Beachview Dr Ocean Springs, MS	2.0	2.0	874	$2,150	$2.46	43d	2	1.15mi
1632 Emerald Lakes Dr Ocean Springs, MS	3.0–4.0	2.0	1585	$1,975	$1.25	13d	1	1.16mi
2616 N 15th St Ocean Springs, MS	2.0	1.0	720	$1,200	$1.67	43d	1	1.24mi
8700 Spring Ave Ocean Springs, MS	3.0	2.0	1087	$1,050	$0.97	21d	1	1.33mi
8700 Spring Ave Ocean Springs, MS	3.0	2.0	1087	$1,050	$0.97	44d	1	1.33mi

Listing history 16 events

1. 2026-06-15
   statusdays on market $209,999 Pending 107 DOM
2. 2026-06-14
   days on market $209,999 Active 106 DOM
3. 2026-06-13
   pricedays on market $209,999 Active 105 DOM
4. 2026-06-10
   days on market $219,500 Active 103 DOM
5. 2026-06-09
   days on market $219,500 Active 102 DOM
6. 2026-06-08
   days on market $219,500 Active 101 DOM
7. 2026-06-07
   days on market $219,500 Active 100 DOM
8. 2026-06-02
   days on market $219,500 Active 95 DOM
9. 2026-06-01
   days on market $219,500 Active 94 DOM
10. 2026-05-31
    days on market $219,500 Active 93 DOM
11. 2026-05-30
    days on market $219,500 Active 92 DOM
12. 2026-05-18
    price $224,500 1105-char remark

    Show marketing remark (1105 chars)

    Beautifully Renovated & Move-In Ready in Gulf Park Estates! Welcome home to this stunning 3-bedroom, 2-bath beauty located in Ocean Springs School District -- and NOT in a flood zone! From the moment you step inside, you'll love the fresh, modern feel. Brand-new luxury vinyl plank flooring flows throughout the home, perfectly complemented by fresh interior paint that creates a bright, clean, and welcoming atmosphere! The spacious living room features soaring vaulted ceilings and a cozy fireplace, making it the perfect gathering space for relaxing evenings or entertaining guests. Natural light pours in, enhancing the open and airy feel. The private owner's suite offers a peaceful retreat with its own ensuite bath, while two additional bedrooms provide flexibility for guests, family, or a home office. Outside, enjoy a fully fenced backyard with a covered back patio area -- ideal for pets, play, or weekend cookouts -- plus the convenience of a two-car garage for parking and storage. This home is truly move-in ready and waiting for its new owners. Schedule your showing today!

13. 2026-04-18
    price $224,900 1105-char remark

    Show marketing remark (1105 chars)

    Beautifully Renovated & Move-In Ready in Gulf Park Estates! Welcome home to this stunning 3-bedroom, 2-bath beauty located in Ocean Springs School District -- and NOT in a flood zone! From the moment you step inside, you'll love the fresh, modern feel. Brand-new luxury vinyl plank flooring flows throughout the home, perfectly complemented by fresh interior paint that creates a bright, clean, and welcoming atmosphere! The spacious living room features soaring vaulted ceilings and a cozy fireplace, making it the perfect gathering space for relaxing evenings or entertaining guests. Natural light pours in, enhancing the open and airy feel. The private owner's suite offers a peaceful retreat with its own ensuite bath, while two additional bedrooms provide flexibility for guests, family, or a home office. Outside, enjoy a fully fenced backyard with a covered back patio area -- ideal for pets, play, or weekend cookouts -- plus the convenience of a two-car garage for parking and storage. This home is truly move-in ready and waiting for its new owners. Schedule your showing today!

14. 2026-02-27
    listed $229,999 Active 1105-char remark

    Show marketing remark (1105 chars)

    Beautifully Renovated & Move-In Ready in Gulf Park Estates! Welcome home to this stunning 3-bedroom, 2-bath beauty located in Ocean Springs School District -- and NOT in a flood zone! From the moment you step inside, you'll love the fresh, modern feel. Brand-new luxury vinyl plank flooring flows throughout the home, perfectly complemented by fresh interior paint that creates a bright, clean, and welcoming atmosphere! The spacious living room features soaring vaulted ceilings and a cozy fireplace, making it the perfect gathering space for relaxing evenings or entertaining guests. Natural light pours in, enhancing the open and airy feel. The private owner's suite offers a peaceful retreat with its own ensuite bath, while two additional bedrooms provide flexibility for guests, family, or a home office. Outside, enjoy a fully fenced backyard with a covered back patio area -- ideal for pets, play, or weekend cookouts -- plus the convenience of a two-car garage for parking and storage. This home is truly move-in ready and waiting for its new owners. Schedule your showing today!

15. 2018-12-28
    soldstatus 382-char remark

    Show marketing remark (382 chars)

    12' CEILING IN LIVING ROOM AND MASTER BEDROOM. FIREPLACE, OPEN KITCHEN PLAN, FENCED YARD, DOUBLE GARAGE. DINING ROOM: 9' X 10'; MASTER BEDROOM: 13'9'' X 14'; CLOSET: 4' X 5'; BEDROOM 2: 12' X 12', CLOSET: 3'5'' X 3'5''; BEDROOM 3: 11' X 12'; CLOSET: 3'5'' X 3'5''; KITCHEN: 10' X 10'3''; GREAT ROOM: 12'9'' X 20'. NO CARPET, OCEAN SPRINGS. FLOOD ZONE X, NO FLOOD INSURANCE REQUIRED.

16. 2018-11-15
    listed $118,000 382-char remark

    Show marketing remark (382 chars)

    12' CEILING IN LIVING ROOM AND MASTER BEDROOM. FIREPLACE, OPEN KITCHEN PLAN, FENCED YARD, DOUBLE GARAGE. DINING ROOM: 9' X 10'; MASTER BEDROOM: 13'9'' X 14'; CLOSET: 4' X 5'; BEDROOM 2: 12' X 12', CLOSET: 3'5'' X 3'5''; BEDROOM 3: 11' X 12'; CLOSET: 3'5'' X 3'5''; KITCHEN: 10' X 10'3''; GREAT ROOM: 12'9'' X 20'. NO CARPET, OCEAN SPRINGS. FLOOD ZONE X, NO FLOOD INSURANCE REQUIRED.

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$715/yr (+$60/mo · 75.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $23,563
• − Mortgage interest: −$11,763
• − Property taxes: −$944
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$6,109
• Taxable loss: −$73
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $3,423/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

+90.3% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $224,500 MLSU
• 2026-04-18 Price Changed $224,900 MLSU
• 2026-02-27 Listed $229,999 MLSU
• 2018-12-28 Sold (MLS) — MLSU
• 2018-11-15 Listed $118,000 MLSU

Property tax history

-2.7%/yr

Latest (2025): $944 · +9.0% YoY. Source: county tax records.