1213 Century Oaks Dr Unit A · Gulfport, MS 39507

$179,900

3 bd · 2.0 ba · 1,156 sqft · Townhouse public records · 8 Days on market

Built 2007 3.62 ac lot Est $271k · 33% under $165/mo HOA · 9% 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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.5/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy coastal living in this 3-bedroom, 3-bath townhome in the gated Century Oaks community. Located just one block from the beach, this spacious home features an open-concept living area, a balcony, and plenty of room for family and guests. Community amenities include a pool, gated access, and private parking. Conveniently located near shopping, dining, entertainment, and the beautiful Gulf Coast beaches, this property is ideal as a primary residence, vacation home, or investment opportunity. Schedule a showing with an agent today!

Key facts

• Gated community
• Near dining
• Near shopping

Tags

• GATED COMMUNITY
• OPEN-CONCEPT LIVING AREA
• BALCONY
• PRIVATE PARKING
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• HOA & community: Association with a monthly fee of $165; HOA covers grounds maintenance and pool service; Community features include gated access, pool, and proximity to entertainment

Exterior

• Parking: Assigned parking for 2; Concrete parking
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Townhouse; House structure; Two levels; Gated community
• Construction: Siding exterior; Asphalt shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Deck; Front porch; Back yard fencing; Perimeter fencing; Security fencing; Near beach; Cul-de-sac lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Electric water heater
• Flooring: Luxury vinyl; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Double pane windows; Fiberglass doors; Balcony
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.6% vs local median 4.9% in Gulfport — 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 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: schools D, amenities F, commute 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.
• Market conditions: Rents rising fast (+4.3%/yr); 301 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 42% 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 $5k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; list at $180k implies a 140% gain — meaningful room to come down on a strong offer.

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 $179,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $270,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1181 Century Oaks Dr Unit B	0.06mi	3/3.0	1,156 (0%)	3mo	$220,000	$190	91
1121 Century Oaks Dr Unit C	0.06mi	3/3.0	1,314 (+14%)	1mo	$189,000	$144	70
1200 Beach Dr #503	0.23mi	2/2.0 (-1)	1,277 (+10%)	2mo	$299,000	$234	65
1200 Beach Dr #401	0.23mi	2/2.0 (-1)	1,248 (+8%)	8mo	$300,000	$240	65
1200 Beach Dr #801	0.23mi	2/2.0 (-1)	1,248 (+8%)	8mo	$349,500	$280	64
1200 Beach Dr #202	0.23mi	2/2.0 (-1)	1,277 (+10%)	8mo	$259,000	$203	60
1225 Century Oaks Dr Unit C	0.06mi	3/3.0	1,327 (+15%)	15mo	$229,900	$173	56
1200 Beach Dr #1101	0.23mi	2/2.0 (-1)	1,248 (+8%)	20mo	$349,500	$280	55
1200 Beach Dr #501	0.23mi	2/2.0 (-1)	1,248 (+8%)	20mo	$324,500	$260	54
137 Markham Dr Unit C	0.32mi	3/2.0	1,287 (+11%)	19mo	$231,900	$180	51
1200 Beach Dr #1103	0.23mi	2/2.0 (-1)	1,277 (+10%)	23mo	$355,000	$278	48
14 Independence Dr #14	0.48mi	2/1.5 (-1)	1,311 (+13%)	1mo	$165,000	$126	47

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: -7.6%
• Equity multiple: 0.71×
• Total profit: $-14,378
• Equity at exit: $26,824

10-year hold

• IRR: 3.6%
• Equity multiple: 1.27×
• Total profit: $13,785
• Equity at exit: $15,554

Cash invested: $50,372 (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: 301
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$943
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$75
• HOA: −$165
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $193

Break-even live

Break-even rent $1,649

Max offer price $179,900

Occupancy floor 85%

Sensitivity live

Price	-10% $295	-5% $244	+0% $193	+5% $142	+10% $91
Rent	-10% $43	-5% $118	+0% $193	+5% $268	+10% $342
Rate	-1.0pp $283	-0.5pp $239	base $193	+0.5pp $146	+1.0pp $99

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	44d	1	0.03mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	44d	1	0.05mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	21d	1	0.05mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	44d	1	0.06mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	44d	1	0.07mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	44d	1	0.08mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	21d	1	0.08mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	44d	1	0.09mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	21d	1	0.17mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	14d	1	0.53mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	21d	1	0.97mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	21d	1	1.15mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	21d	1	1.27mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	21d	1	1.30mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	21d	1	1.41mi
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	44d	1	1.45mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	44d	1	1.45mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	44d	1	1.49mi

HOA detail

• Monthly dues: $165 · $1,980/yr
• Likely covers: poolsecurity

Listing history 7 events

1. 2026-06-18
   days on market $179,900 Active 8 DOM
2. 2026-06-17
   days on market $179,900 Active 7 DOM
3. 2026-06-16
   days on market $179,900 Active 6 DOM
4. 2026-06-15
   days on market $179,900 Active 5 DOM
5. 2026-06-14
   days on market $179,900 Active 3 DOM
6. 2026-06-13
   remarks 538-char remark
7. 2026-06-13
   listed $179,900 Active 2 DOM

ⓘ 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: $1,428 · $119/mo
• Projected year-2 tax: $1,428 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 12% 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: $22,712
• − Mortgage interest: −$10,077
• − Property taxes: −$1,428
• − Insurance: −$900
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$1,980
• − Depreciation: −$5,233
• Taxable loss: −$540
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $2,443/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: 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

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 · 178,171 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: 1059.0

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%

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%
• Common ancestry: Slovak 4% Lithuanian 4% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 1%

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

+140.2% since first listed

14 events — show timeline

• 2026-06-09 Listed $179,900 MLSU
• 2025-12-16 Listing Removed — MLSU
• 2025-11-19 Price Changed $169,900 MLSU
• 2025-10-22 Price Changed $174,900 MLSU
• 2025-10-09 Price Changed $183,900 MLSU
• 2025-09-10 Price Changed $184,900 MLSU
• 2025-08-29 Price Changed $189,900 MLSU
• 2025-08-11 Price Changed $197,900 MLSU
• 2025-07-30 Price Changed $198,900 MLSU
• 2025-07-21 Listed $208,900 MLSU
• 2023-06-20 Sold (Public Records) — Public Records
• 2017-08-11 Sold (Public Records) $74,900 Public Records
• 2015-10-28 Sold (Public Records) — Public Records
• 2007-10-04 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,428 · +6.0% YoY. Source: county tax records.