3230 Cumberland Rd #112 · Ocean Springs, MS 39564

$114,900

1 bd · 1.5 ba · 896 sqft · Condo · 134 Days on market

Built 1972 Good condition $128/sqft · 15% below area Est $136k · 15% under $487/mo HOA · 29% of rent

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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 +16.6/30.0
• ARV discount +14.4/15.0
• 1% rule +9.9/10.0
• Schools +6.5/10.0
• DSCR +5.1/10.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover coastal living at its finest with this charming 1 bedroom, 1.5 bath townhouse condo ideally located just a short drive from downtown Ocean Springs. Granite countertops and breakfast bar. Quiet end unit, nestled in a quiet waterfront community, this condo offers amenities including a gated pool, clubhouse, fitness room, volleyball and tennis courts, kayak launch, fishing pier, putting green and marina. Enjoy convenient access to waterfront activities and relaxation. Plus, with water, sewer, trash, landscaping, pest control and pool maintenance included in the HOA fee, maintenance-free living awaits. Move- in ready! Schedule your tour today!

Key facts

• Clubhouse
• Gated pool
• Tennis courts

Tags

• GRANITE COUNTERTOPS
• GATED POOL
• CLUBHOUSE
• FITNESS ROOM
• VOLLEYBALL COURTS
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $69 ($824/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.2% in Ocean Springs — 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 86/100 on livability (#2 in MS, #420 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: commute 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.
• Zoned schools: Pecan Park Elementary School (math 62% / reading 57%, grade B-, #27 of 375 statewide, top 8%, 530 students, 99% FRL); Ocean Springs Middle School (math 66% / reading 61%, grade B+, #3 of 179 statewide, top 2%, 967 students, 100% FRL); Ocean Springs High School (math 77% / reading 64%, grade B+, #1 of 197 statewide, top 0%, 1,899 students, 100% FRL) — zoned schools average 100% FRL vs 33% district-wide (67 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 1063 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. 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: 1.49% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 5.6

CMA / ARV

• ARV (median comp): $135,534
• List price: $114,900
• Delta: -15.22%
• 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
3230 Cumberland Rd #70	0.12mi	1/1.5	896 (0%)	6mo	$120,000	$134	90
3230 Cumberland Rd #7	0.08mi	2/1.5 (+1)	941 (+5%)	3mo	$117,000	$124	80
3230 Cumberland Rd #42	0.00mi	2/1.5 (+1)	1,050 (+17%)	1mo	$113,900	$108	69
3230 Cumberland (213) Rd #213	0.08mi	1/1.0	756 (-16%)	1mo	$125,000	$165	69
3230 Cumberland Rd #41	0.08mi	2/1.5 (+1)	1,088 (+21%)	0mo	$134,900	$124	66
3230 Cumberland Rd #46	0.10mi	2/1.5 (+1)	1,094 (+22%)	7mo	$124,800	$114	60
2501 Bienville Blvd #413	0.81mi	1/1.0	855 (-5%)	5mo	$220,000	$257	51
2501 Bienville Blvd #135	0.90mi	1/1.0	855 (-5%)	6mo	$185,000	$216	51
2501 Bienville Blvd #236	0.81mi	2/2.0 (+1)	1,044 (+16%)	1mo	$229,000	$219	32
2501 Bienville Blvd #416	0.90mi	2/2.0 (+1)	1,095 (+22%)	4mo	$285,000	$260	30
2501 Bienville Blvd #524	0.90mi	2/2.0 (+1)	1,095 (+22%)	12mo	$242,500	$221	23
2501 Bienville Blvd #236	0.81mi	2/2.0 (+1)	1,044 (+16%)	12mo	$239,500	$229	23

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: -14.9%
• Equity multiple: 0.48×
• Total profit: $-16,776
• Equity at exit: $17,132

10-year hold

• IRR: -11.0%
• Equity multiple: 0.41×
• Total profit: $-18,988
• Equity at exit: $9,934

Cash invested: $32,172 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $199,000 ($227/sqft)
• Median days on market: 176 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -33.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 1063
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$487
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $69

Break-even live

Break-even rent $1,622

Max offer price $114,900

Occupancy floor 91%

Sensitivity live

Price	-10% $148	-5% $108	+0% $69	+5% $29	+10% $-11
Rent	-10% $-66	-5% $1	+0% $69	+5% $136	+10% $204
Rate	-1.0pp $127	-0.5pp $98	base $69	+0.5pp $39	+1.0pp $9

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: $28,725
• Closing costs: $3,447
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2501 Bienville Blvd Unit 432 Ocean Springs, MS	2.0	2.0	1095	$2,300	$2.10	139d	1	0.79mi
2501 Bienville Blvd Ocean Springs, MS	1.0	1.0	855	$1,900	$2.22	109d	1	0.88mi
2501 Bienville Blvd Ocean Springs, MS	2.0	2.0	1095	$2,000	$1.83	6d	1	0.88mi
3500 Groveland Rd Ocean Springs, MS	2.0–3.0	2.0	1173	$1,350	$1.15	0d	1	0.93mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	109d	1	1.29mi

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK)
• HOA & community: Community association with monthly feeAssociation fee covers accounting/legal, insurance, grounds maintenance, management, pest control, pool service, salaries/payrollCommunity amenities: clubhouse, fishing, fitness center, marina, pool, RV/boat storage, sidewalks, street lights, tennis courts

Exterior

• Parking: Assigned parkingGuest parkingParking lot1 parking space total
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable availableElectricity connectedPhone availableWater connectedSewer connected
• Home design: CondominiumLowrise 1-2 floorsTwo levelsMove-in readyFlat roof
• Construction: Concrete constructionSlab foundationYear built from public records
• Exterior features: PatioBalconyPrivate outdoor in-ground pool (fenced)

Interior

• Kitchen: DishwasherDisposalFree-standing electric rangeFree-standing refrigeratorMicrowaveGranite counters
• Bedrooms: Upper level laundry (bedroom level information not specified)
• Flooring: CarpetCeramic tile
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heating (electric)Central air (electric)Ceiling fan(s)
• Interior features: Breakfast barCeiling fan(s)Granite countersWalk-in closet(s)Sliding doors
• Laundry & utility: Washer and dryer includedLaundry closet on upper levelElectric water heaterExhaust fan

HOA detail $487/mo · $5,844/yr condo

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

Listing history 50 events

1. 2026-09-24
   days on market $114,900 Active 134 DOM
2. 2026-09-24
   days on market $114,900 Active 133 DOM
3. 2026-09-22
   days on market $114,900 Active 132 DOM
4. 2026-09-21
   days on market $114,900 Active 131 DOM
5. 2026-09-20
   days on market $114,900 Active 130 DOM
6. 2026-09-18
   days on market $114,900 Active 128 DOM
7. 2026-09-17
   days on market $114,900 Active 127 DOM
8. 2026-09-16
   days on market $114,900 Active 126 DOM
9. 2026-09-15
   days on market $114,900 Active 125 DOM
10. 2026-09-14
    days on market $114,900 Active 124 DOM
11. 2026-09-13
    days on market $114,900 Active 123 DOM
12. 2026-09-12
    days on market $114,900 Active 122 DOM
13. 2026-09-11
    days on market $114,900 Active 121 DOM
14. 2026-09-05
    days on market $114,900 Active 115 DOM
15. 2026-09-04
    days on market $114,900 Active 114 DOM
16. 2026-09-03
    days on market $114,900 Active 113 DOM
17. 2026-08-31
    days on market $114,900 Active 110 DOM
18. 2026-08-30
    days on market $114,900 Active 109 DOM
19. 2026-08-29
    days on market $114,900 Active 108 DOM
20. 2026-08-28
    days on market $114,900 Active 107 DOM
21. 2026-08-27
    days on market $114,900 Active 106 DOM
22. 2026-08-26
    days on market $114,900 Active 105 DOM
23. 2026-08-25
    days on market $114,900 Active 104 DOM
24. 2026-08-24
    days on market $114,900 Active 103 DOM
25. 2026-08-23
    days on market $114,900 Active 102 DOM
26. 2026-08-22
    days on market $114,900 Active 101 DOM
27. 2026-08-21
    days on market $114,900 Active 100 DOM
28. 2026-08-20
    days on market $114,900 Active 99 DOM
29. 2026-08-19
    days on market $114,900 Active 98 DOM
30. 2026-08-18
    days on market $114,900 Active 97 DOM
31. 2026-08-17
    days on market $114,900 Active 96 DOM
32. 2026-08-16
    days on market $114,900 Active 95 DOM
33. 2026-08-15
    days on market $114,900 Active 94 DOM
34. 2026-08-15
    days on market $114,900 Active 93 DOM
35. 2026-08-13
    days on market $114,900 Active 92 DOM
36. 2026-08-12
    days on market $114,900 Active 91 DOM
37. 2026-08-11
    days on market $114,900 Active 90 DOM
38. 2026-08-10
    days on market $114,900 Active 89 DOM
39. 2026-08-09
    days on market $114,900 Active 88 DOM
40. 2026-08-08
    days on market $114,900 Active 87 DOM
41. 2026-08-07
    days on market $114,900 Active 86 DOM
42. 2026-08-06
    days on market $114,900 Active 85 DOM
43. 2026-08-05
    days on market $114,900 Active 84 DOM
44. 2026-08-04
    days on market $114,900 Active 83 DOM
45. 2026-08-03
    days on market $114,900 Active 82 DOM
46. 2026-07-31
    days on market $114,900 Active 79 DOM
47. 2026-07-29
    days on market $114,900 Active 77 DOM
48. 2026-07-27
    days on market $114,900 Active 75 DOM
49. 2026-07-25
    days on market $114,900 Active 73 DOM
50. 2026-07-23
    days on market $114,900 Active 71 DOM

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

Taxation est. · year 1

• Rental income: $20,502
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − HOA: −$5,844
• − Depreciation: −$3,343
• Taxable loss: −$699
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $992/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 · 30 photos

Good 80/100 Cosmetic rehab Est. rehab $4,480–$13,440 screening

This move-in ready townhouse is in good condition with a good condition score of 80. It offers a good investment opportunity with potential for value-add improvements.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in kitchen and bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New bathroom fixtures — Enhances functionality and aesthetics ↑

ⓘ 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.

C Composite school gradezoned avg 64/100

Zoned Schools

Elementary Pecan Park Elementary School B- MS #27/375 Nat'l #7,252/41,679 Middle Ocean Springs Middle School B+ MS #3/179 Nat'l #1,406/14,009 High Ocean Springs High School B+ MS #1/197 Nat'l #2,083/17,239

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

A Composite livability gradescore 86/100

Livability — Ocean Springs

• Score: 86/100
• State rank: #2
• US rank: #420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocean Springs, MS
• County: Jackson County · 146,926 people
• City population: 43,240
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 43,240
• Household income: $78,596
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 12% of renters

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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%

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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%

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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

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK)
• HOA & community: Community association with monthly feeAssociation fee covers accounting/legal, insurance, grounds maintenance, management, pest control, pool service, salaries/payrollCommunity amenities: clubhouse, fishing, fitness center, marina, pool, RV/boat storage, sidewalks, street lights, tennis courts

Exterior

• Parking: Assigned parkingGuest parkingParking lot1 parking space total
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable availableElectricity connectedPhone availableWater connectedSewer connected
• Home design: CondominiumLowrise 1-2 floorsTwo levelsMove-in readyFlat roof
• Construction: Concrete constructionSlab foundationYear built from public records
• Exterior features: PatioBalconyPrivate outdoor in-ground pool (fenced)

Interior

• Kitchen: DishwasherDisposalFree-standing electric rangeFree-standing refrigeratorMicrowaveGranite counters
• Bedrooms: Upper level laundry (bedroom level information not specified)
• Flooring: CarpetCeramic tile
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heating (electric)Central air (electric)Ceiling fan(s)
• Interior features: Breakfast barCeiling fan(s)Granite countersWalk-in closet(s)Sliding doors
• Laundry & utility: Washer and dryer includedLaundry closet on upper levelElectric water heaterExhaust fan

Price history

1 event — show timeline

• 2026-05-13 Listed $114,900 MLSU