1170 Century Oaks Dr Unit A · Gulfport, MS 39507

$209,000

3 bd · 3.0 ba · 1,136 sqft · Condo · 290 Days on market

Built 2006 Good condition $184/sqft · 16% below area Est $248k · 16% under $165/mo HOA · 9% of rent ↓ 5% 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).

• ARV discount +14.6/15.0
• Cash flow +8.2/30.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +3.6/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey Airbnb Townhouse | Gated Community | Walk to Beach Fully furnished and income-producing, this 3-bedroom, 3-full bath townhome is located in a gated community with a swimming pool, just a 5-minute walk to the beach. A proven short-term rental for several years, it's ready to generate income for you from day one. Recently updated with luxury vinyl plank flooring, an open floor plan, multiple Smart TVs, abundant beds, game tables inside, and stylish furnishings—all included. A rare covered back patio, creating a year-round entertainment space. This is a very desired location in the complex a few steps from the swimming pool and it's an end unit with only one attached neighbor. Situated in a No Flood Zone with a low $165/month HOA, this is a true turnkey opportunity at a competitive price point. Ideal for investors or buyers seeking a beach-area property with built-in income.

Key facts

• Gated community
• Swimming pool
• Walk to beach

Tags

• GATED COMMUNITY
• WALK TO BEACH
• SWIMMING POOL
• COVERED BACK PATIO
• TURNKEY OPPORTUNITY
• NO FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $209k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (14.5% below list).
• Recommended offer: $179k (14.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#15 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Gulfport School District (urban): math 41% / reading 42% proficiency, ranked #37 of 130 in MS (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Anniston Avenue Elementary School (math 52% / reading 53%, grade C-, #53 of 375 statewide, top 14%, 535 students, 100% FRL); Bayou View Middle School (math 54% / reading 49%, grade C, #27 of 179 statewide, top 16%, 826 students, 100% FRL); Gulfport High School (math 42% / reading 36%, grade F, #54 of 197 statewide, top 28%, 1,728 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 460 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Harrison County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $178,759 (14.5% 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 290 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.04%
• DSCR: 0.82
• GRM: 9.7

CMA / ARV

• ARV (median comp): $248,085
• List price: $209,000
• Delta: -15.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1181 Century Oaks Dr Unit A	0.03mi	3/3.0	1,156 (+2%)	2mo	$209,000	$181	94
1229 Century Oaks Dr Unit C	0.05mi	3/3.0	1,156 (+2%)	2mo	$209,000	$181	93
2009 North St	0.51mi	4/2.0 (+1)	1,149 (+1%)	0mo	$85,500	$74	65
1200 Beach Dr #1203	0.21mi	2/2.0 (-1)	1,271 (+12%)	2mo	$314,500	$247	60
1906 Curcor Dr	0.28mi	3/2.0	1,327 (+17%)	0mo	$195,000	$147	58
534 N Forest Dr	0.44mi	3/1.0	1,045 (-8%)	1mo	$105,000	$100	58
2232 Taylor Blvd	1.01mi	3/1.0	1,165 (+3%)	1mo	$163,000	$140	52
2228 Beach Dr #803	1.50mi	2/2.0 (-1)	1,220 (+7%)	2mo	$380,000	$311	42
30 39th St	1.46mi	3/2.0	1,349 (+19%)	0mo	$275,000	$204	36
928 Courthouse Rd #10	1.20mi	2/2.0 (-1)	1,273 (+12%)	2mo	$112,995	$89	35
2103 Odonnell Blvd	0.62mi	4/1.0 (+1)	1,379 (+21%)	0mo	$189,000	$137	33
2330 Middlecoff Dr	1.20mi	3/1.0	1,348 (+19%)	2mo	$175,000	$130	31

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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.25×
• Total profit: $-44,001
• Equity at exit: $31,163

10-year hold

• IRR: -12.0%
• Equity multiple: 0.24×
• Total profit: $-44,302
• Equity at exit: $18,071

Cash invested: $58,520 (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 39507

• Home prices YoY: -27.1%
• Rents YoY: 4.3%
• Active inventory: 460
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,788 high
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$165
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-197

Break-even live

Break-even rent $2,037

Max offer price $180,471

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-125	+0% $-197	+5% $-269	+10% $-342
Rent	-10% $-338	-5% $-268	+0% $-197	+5% $-127	+10% $-56
Rate	-1.0pp $-92	-0.5pp $-144	base $-197	+0.5pp $-251	+1.0pp $-306

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: $52,250
• Closing costs: $6,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1120 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$1,950	$1.62	10d	1	0.02mi
1110 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,750	$1.51	51d	1	0.03mi
1110 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,750	$1.51	1d	1	0.03mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$1,900	$1.48	2d	1	0.03mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	184d	1	0.03mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1347	$1,900	$1.41	0d	1	0.03mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	184d	1	0.03mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1347	$1,900	$1.41	10d	1	0.03mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	184d	1	0.04mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,650	$1.43	38d	1	0.04mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,650	$1.43	10d	1	0.04mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$1,950	$1.52	51d	1	0.04mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	184d	1	0.04mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	184d	1	0.05mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,300	$1.92	10d	1	0.06mi
1283 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,900	$1.64	10d	1	0.07mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	184d	1	0.11mi
985 Middle Ln Gulfport, MS	2.0	2.0	1100	$1,495	$1.36	10d	1	0.13mi
965 Middle Ln Gulfport, MS	2.0	2.0	1100	$1,350	$1.23	51d	1	0.14mi
961 Middle Ln Gulfport, MS	2.0	2.0	1100	$1,700	$1.55	51d	1	0.14mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	162d	1	0.14mi
229 Milray Ln Gulfport, MS	2.0	2.5	1000	$1,595	$1.59	1d	1	0.14mi
1016 Middle Ln Gulfport, MS	2.0	1.5	1065	$1,650	$1.55	7d	1	0.14mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	162d	1	0.20mi
535 N Forest Dr Gulfport, MS	3.0	2.0	1394	$1,500	$1.08	7d	1	0.45mi
477 Tegarden Rd Gulfport, MS	3.0	2.0	1100	$1,300	$1.18	10d	1	0.57mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	154d	1	0.57mi
720 Layton Dr Gulfport, MS	3.0	2.5	1250	$1,200	$0.96	10d	1	0.86mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	10d	1	0.95mi
529 E Pass Rd Apt A Gulfport, MS	2.0	2.0	950	$925	$0.97	6d	1	0.96mi
1023 Nancy Pl Gulfport, MS	3.0	2.0	1498	$2,675	$1.79	10d	1	1.07mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	162d	1	1.16mi
1302 Magnolia St Unit B101 Gulfport, MS	2.0	2.0	1118	$3,200	$2.86	7d	1	1.28mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	162d	1	1.30mi
980 Courthouse Rd Unit 1512 Gulfport, MS	2.0	2.0	1227	$1,395	$1.14	10d	1	1.30mi
980 Courthouse Rd Unit 0308 Gulfport, MS	2.0	2.0	1227	$1,380	$1.12	21d	1	1.30mi
980 Courthouse Rd Unit 1524 Gulfport, MS	2.0	2.0	1227	$1,199	$0.98	48d	1	1.30mi
980 Courthouse Rd Unit 1111 Gulfport, MS	2.0	2.0	1180	$1,109	$0.94	2d	1	1.30mi
980 Courthouse Rd Apt 907 Gulfport, MS	2.0	2.0	1180	$1,257	$1.07	10d	1	1.30mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	162d	1	1.35mi

HOA detail $165/mo · $1,980/yr condo

• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $209,000 Active 290 DOM
2. 2026-11-07
   days on market $209,000 Active 289 DOM
3. 2026-11-06
   days on market $209,000 Active 288 DOM
4. 2026-11-05
   days on market $209,000 Active 287 DOM
5. 2026-11-04
   days on market $209,000 Active 286 DOM
6. 2026-11-02
   days on market $209,000 Active 284 DOM
7. 2026-11-01
   days on market $209,000 Active 283 DOM
8. 2026-10-31
   days on market $209,000 Active 282 DOM
9. 2026-10-30
   days on market $209,000 Active 281 DOM
10. 2026-10-29
    days on market $209,000 Active 280 DOM
11. 2026-10-28
    days on market $209,000 Active 279 DOM
12. 2026-10-27
    days on market $209,000 Active 278 DOM
13. 2026-10-26
    days on market $209,000 Active 277 DOM
14. 2026-10-25
    days on market $209,000 Active 276 DOM
15. 2026-10-24
    days on market $209,000 Active 275 DOM
16. 2026-10-23
    days on market $209,000 Active 274 DOM
17. 2026-10-22
    days on market $209,000 Active 273 DOM
18. 2026-10-21
    days on market $209,000 Active 272 DOM
19. 2026-10-20
    days on market $209,000 Active 271 DOM
20. 2026-10-19
    days on market $209,000 Active 270 DOM
21. 2026-10-18
    days on market $209,000 Active 269 DOM
22. 2026-10-17
    days on market $209,000 Active 268 DOM
23. 2026-10-16
    days on market $209,000 Active 267 DOM
24. 2026-10-15
    days on market $209,000 Active 266 DOM
25. 2026-10-14
    days on market $209,000 Active 265 DOM
26. 2026-10-13
    days on market $209,000 Active 264 DOM
27. 2026-10-12
    days on market $209,000 Active 263 DOM
28. 2026-10-11
    days on market $209,000 Active 262 DOM
29. 2026-10-10
    days on market $209,000 Active 261 DOM
30. 2026-10-09
    days on market $209,000 Active 260 DOM
31. 2026-10-08
    days on market $209,000 Active 259 DOM
32. 2026-10-07
    days on market $209,000 Active 258 DOM
33. 2026-10-06
    days on market $209,000 Active 257 DOM
34. 2026-10-05
    days on market $209,000 Active 256 DOM
35. 2026-10-04
    days on market $209,000 Active 255 DOM
36. 2026-10-03
    days on market $209,000 Active 254 DOM
37. 2026-10-02
    days on market $209,000 Active 253 DOM
38. 2026-10-01
    days on market $209,000 Active 252 DOM
39. 2026-09-30
    days on market $209,000 Active 251 DOM
40. 2026-09-29
    days on market $209,000 Active 250 DOM
41. 2026-09-28
    days on market $209,000 Active 249 DOM
42. 2026-09-27
    days on market $209,000 Active 248 DOM
43. 2026-09-26
    days on market $209,000 Active 247 DOM
44. 2026-09-25
    days on market $209,000 Active 246 DOM
45. 2026-09-24
    days on market $209,000 Active 245 DOM
46. 2026-09-24
    days on market $209,000 Active 244 DOM
47. 2026-09-22
    days on market $209,000 Active 243 DOM
48. 2026-09-21
    days on market $209,000 Active 242 DOM
49. 2026-09-20
    days on market $209,000 Active 241 DOM
50. 2026-09-18
    days on market $209,000 Active 239 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,451
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − HOA: −$1,980
• − Depreciation: −$6,080
• Taxable loss: −$5,928
• Est. tax savings @ 24.0%: +$1,423
• After-tax cash flow: $-943/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $5,680–$17,040 screening

This turnkey Airbnb townhouse is in excellent condition with modern amenities and a desirable location. It's ready to generate income and can be further enhanced with landscaping and smart home integration.

Value-add opportunities

• Both Landscaping and patio furniture — Enhances curb appeal and provides outdoor entertainment space ↑
• Both Smart home integration — Improves convenience and adds modern amenities ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Anniston Avenue Elementary School C- MS #53/375 Nat'l #11,114/41,679 Middle Bayou View Middle School C MS #27/179 Nat'l #3,192/14,009 High Gulfport High School F MS #54/197 Nat'l #8,724/17,239

Schools (NCES district)

• District: Gulfport School District
• NCES district ID: 2801710
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $35,712
• Composite: 34.38/100
• National rank: #5213
• State rank: #37 of 130 in MS

B Composite livability gradescore 73/100

Livability — Gulfport

• Score: 73/100
• State rank: #15
• US rank: #5010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulfport, MS
• County: Harrison County · 228,444 people
• City population: 96,188
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 18,564
• Household income: $54,657
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 8% of renters

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Population outlook (Harrison County) Hauer SSP2

• Today (2025): 228,444 people
• By 2030: 241,942 · +5.9%
• By 2040: 267,531 · +17.1%
• By 2050: 291,062 · +27.4%
• By 2075: 346,711 · +51.8%
• By 2100: 378,165 · +65.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 1%

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Political lean MEDSL · Harrison

• 2024 margin: Strong R (+28.9) · D 35.0% · R 63.9% · Other 1.1%
• 2008→2024 swing: -2.9pp toward R · 2008: -26.0pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+25.2 2016: R+30.7 2012: R+26.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.48%
• Current HPI: 181.6606
• Rent YoY: ▲ 4.26%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-5.0% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $209,000 MLSU
• 2026-01-22 Listed $220,000 MLSU