205 Barbara Cir · Ocean Springs, MS 39564

$186,500

3 bd · 2.0 ba · 1,026 sqft · SingleFamily public records · 19 Days on market

Built 1975 0.26 ac lot Est $173k · 8% 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 +19.4/30.0
• DSCR +6.1/10.0
• Schools +5.3/10.0
• 1% rule +5.2/10.0
• Livability +4.3/5.0
• ARV discount +4.1/15.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this completely renovated, storm ready gem in the highly sought after Ocean Springs School District. Set on a spacious corner lot, this move in ready home blends coastal charm with durable, low maintenance features designed for peace of mind and easy living. Step inside to bright, open living spaces with fresh finishes throughout. The kitchen shines with updated cabinetry, modern countertops, and stainless appliances, flowing seamlessly into the dining and living areas—perfect for everyday life and entertaining. Bedrooms are comfortable and inviting, with refreshed baths showcasing stylish tile and fixtures. A brand new AC system keeps the home cool and efficient all y

Key facts

• Metal roof
• Stainless appliances
• Refreshed baths

Tags

• CORNER LOT
• UPDATED CABINETRY
• MODERN COUNTERTOPS
• STAINLESS APPLIANCES
• REFRESHED BATHS
• METAL ROOF

Property features AI

Exterior

• Parking: Carport (1 covered space); Total parking for 4 vehicles; Concrete driveway and parking pad
• Security: Security system
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence (house); One story; Move-in ready
• Construction: Vinyl and brick veneer with brick and metal siding; Slab foundation; Built prior to or verified by appraiser
• Exterior features: Metal roof; Chain link fenced backyard; Corner lot with front yard; Irregular lot shape; RV hookup; RV/boat storage

Interior

• Kitchen: Cooktop (electric); Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Flooring: Luxury vinyl; Tile
• Bathrooms: 2 total bathrooms (includes 1 half bath)
• Heating & cooling: Central heating and cooling; Electric heating; Heat pump; Ceiling fans
• Interior features: Bookcases; Ceiling fans; Laminate counters; Deadbolt locks; Metal insulated doors; Blinds and shutters with storm windows and other window coverings; Outside fireplace
• Laundry & utility: Laundry room; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $186k).
• Recommended offer: $184k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Magnolia Park Elementary (math 62% / reading 52%, grade C+, #37 of 375 statewide, top 10%, 635 students, 100% 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); 718 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $183,702 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $173,394
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Beverly Dr	0.17mi	3/1.5	1,064 (+4%)	7mo	$175,500	$165	78
211 Barbara Cir	0.05mi	3/1.0	936 (-9%)	4mo	$162,000	$173	76
220 Barbara Cir	0.07mi	3/1.0	975 (-5%)	11mo	$161,500	$166	75
201 Hunter Dr	0.37mi	3/2.0	1,000 (-2%)	14mo	$189,000	$189	67
234 Hunter Dr	0.24mi	3/1.0	975 (-5%)	15mo	$165,000	$169	64

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-20,137
• Equity at exit: $27,808

10-year hold

• IRR: -4.1%
• Equity multiple: 0.75×
• Total profit: $-12,957
• Equity at exit: $16,125

Cash invested: $52,220 (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: 718
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,894 high
• Mortgage (P&I): −$978
• Tax est. 1.5%: −$233 /mo · $2,798/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $208

Break-even live

Break-even rent $1,631

Max offer price $186,500

Occupancy floor 84%

Sensitivity live

Price	-10% $336	-5% $272	+0% $208	+5% $143	+10% $79
Rent	-10% $58	-5% $133	+0% $208	+5% $282	+10% $357
Rate	-1.0pp $302	-0.5pp $255	base $208	+0.5pp $159	+1.0pp $110

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: $46,625
• Closing costs: $5,595
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
237 Saratoga Dr Ocean Springs, MS	3.0	2.0	1295	$2,150	$1.66	14d	1	0.50mi
230 Saratoga Dr Ocean Springs, MS	3.0	2.0	1380	$1,850	$1.34	14d	1	0.53mi
230 Saratoga Dr Ocean Springs, MS	3.0	2.0	1450	$1,800	$1.24	45d	1	0.53mi
422 Whispering Pine Dr Ocean Springs, MS	3.0	2.0	1075	$1,795	$1.67	14d	1	0.60mi
3500 Groveland Rd Ocean Springs, MS	2.0–3.0	2.0	1173	$1,750	$1.49	14d	1	1.02mi
212 Maple Dr Ocean Springs, MS	3.0	1.5	1092	$1,475	$1.35	14d	1	1.06mi
246 Woodland Cir Ocean Springs, MS	3.0	1.0	984	$1,475	$1.50	45d	1	1.09mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	14d	1	1.29mi
2501 Bienville Blvd Ocean Springs, MS	2.0	2.0	1156	$2,000	$1.73	45d	1	1.29mi
2501 Bienville Blvd Unit 432 Ocean Springs, MS	2.0	2.0	1095	$2,300	$2.10	45d	1	1.32mi
107 Elliott Pl Ocean Springs, MS	3.0	1.0	1148	$1,695	$1.48	22d	1	1.33mi
2 Fleetwood Pl Ocean Springs, MS	2.0	1.0	912	$2,000	$2.19	45d	1	1.38mi
111 Armand Oaks Ocean Springs, MS	3.0	2.5	1500	$1,800	$1.20	45d	1	1.46mi

Listing history 13 events

1. 2026-06-21
   days on market $186,500 Active 19 DOM
2. 2026-06-18
   days on market $186,500 Active 16 DOM
3. 2026-06-17
   days on market $186,500 Active 15 DOM
4. 2026-06-16
   days on market $186,500 Active 14 DOM
5. 2026-06-15
   days on market $186,500 Active 13 DOM
6. 2026-06-14
   days on market $186,500 Active 11 DOM
7. 2026-06-13
   pricedays on market $186,500 Active 10 DOM
8. 2026-06-10
   days on market $189,000 Active 8 DOM
9. 2026-06-09
   days on market $189,000 Active 7 DOM
10. 2026-06-08
    days on market $189,000 Active 6 DOM
11. 2026-06-07
    days on market $189,000 Active 5 DOM
12. 2026-06-03
    remarks 693-char remark
13. 2026-06-03
    listed $189,000 Active 1 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 5/10 Major FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $22,731
• − Mortgage interest: −$10,447
• − Property taxes: −$2,798
• − Insurance: −$932
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$5,425
• Taxable loss: −$508
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $2,613/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 — 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

• 2026-06-02 Listed $189,000 MLSU