3230 Cumberland Rd #112 · Ocean Springs, MS 39564

$114,900

1 bd · 1.5 ba · 896 sqft · Condo · 36 Days on market

Built 1972 Good condition $128/sqft · 15% below area Est $135k · 15% under $487/mo HOA · 29% of rent

---

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 +15.6/30.0
• ARV discount +14.3/15.0
• 1% rule +9.6/10.0
• Schools +5.3/10.0
• DSCR +4.8/10.0
• 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

Property features AI

Finance

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

Exterior

• Parking: Assigned parking; Guest parking; Parking lot; 1 parking space total
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Phone available; Water connected; Sewer connected
• Home design: Condominium; Lowrise 1-2 floors; Two levels; Move-in ready; Flat roof
• Construction: Concrete construction; Slab foundation; Year built from public records
• Exterior features: Patio; Balcony; Private outdoor in-ground pool (fenced)

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Free-standing refrigerator; Microwave; Granite counters
• Bedrooms: Upper level laundry (bedroom level information not specified)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Breakfast bar; Ceiling fan(s); Granite counters; Walk-in closet(s); Sliding doors
• Laundry & utility: Washer and dryer included; Laundry closet on upper level; Electric water heater; Exhaust fan

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 $47 ($569/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: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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); 714 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.46% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 5.7

CMA / ARV

• ARV (median comp): $135,306
• List price: $114,900
• Delta: -15.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.44×
• Total profit: $-18,087
• Equity at exit: $17,132

10-year hold

• IRR: -12.9%
• Equity multiple: 0.33×
• Total profit: $-21,698
• 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 →

ZIP-level market 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 714
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$487
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $47

Break-even live

Break-even rent $1,622

Max offer price $114,900

Occupancy floor 92%

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
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	43d	1	0.79mi
2501 Bienville Blvd Ocean Springs, MS	1.0	1.0	855	$1,900	$2.22	13d	1	0.88mi
3500 Groveland Rd Ocean Springs, MS	2.0–3.0	2.0	1173	$1,350	$1.15	13d	1	0.93mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	13d	1	1.29mi

HOA detail condo

• Monthly dues: $487 · $5,844/yr
• Likely covers: watersewertrashlandscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $114,900 Active 36 DOM
2. 2026-06-17
   days on market $114,900 Active 35 DOM
3. 2026-06-16
   days on market $114,900 Active 34 DOM
4. 2026-06-15
   days on market $114,900 Active 33 DOM
5. 2026-06-14
   days on market $114,900 Active 31 DOM
6. 2026-06-13
   days on market $114,900 Active 30 DOM
7. 2026-06-10
   days on market $114,900 Active 28 DOM
8. 2026-06-09
   days on market $114,900 Active 27 DOM
9. 2026-06-08
   days on market $114,900 Active 26 DOM
10. 2026-06-07
    days on market $114,900 Active 25 DOM
11. 2026-06-02
    days on market $114,900 Active 20 DOM
12. 2026-06-01
    days on market $114,900 Active 19 DOM
13. 2026-05-31
    days on market $114,900 Active 18 DOM
14. 2026-05-30
    days on market $114,900 Active 17 DOM
15. 2026-05-13
    listed $114,900 Active 657-char remark

ⓘ 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: $20,179
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − HOA: −$5,844
• − Depreciation: −$3,343
• Taxable loss: −$970
• Est. tax savings @ 24.0%: +$233
• After-tax cash flow: $802/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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 · 82,196 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: 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

1 event — show timeline

• 2026-05-13 Listed $114,900 MLSU