3230 Cumberland (213) Rd #213 · Ocean Springs, MS 39564

$125,000

1 bd · 1.0 ba · 756 sqft · Condo · 94 Days on market

Built 1999 Good condition $165/sqft · 8% below area Est $136k · 8% under $475/mo HOA · 28% of rent ↓ 15% since listing

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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 +13.2/30.0
• ARV discount +11.2/15.0
• 1% rule +8.5/10.0
• Schools +6.5/10.0
• Livability +4.3/5.0
• DSCR +4.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Maintenance free coastal living at its finest! This is a one bedroom, one bath condo on the top floor with awesome views of the bayou and the marina. Located just a short drive to downtown, this condo is part of a waterfront community that includes amenities such as including a gated pool, clubhouse with kitchen, pool table and exercise room, volleyball and tennis courts, fishing pier, putting green and kayak launch. There is a boat launch less than a quarter mile away which makes this the perfect waterfront oasis. Enjoy boating, waterskiing, or jet skis right in front of your condo. HOA dues include water, sewer, trash, landscaping and pool maintenance.

Key facts

• Fishing pier
• Gated pool
• Exercise room

Tags

• WATERFRONT COMMUNITY
• GATED POOL
• CLUBHOUSE WITH KITCHEN
• EXERCISE ROOM
• FISHING PIER
• PUTTING GREEN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-68 ($-813/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (7.8% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.3% 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); 892 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 28% of rent.
• Climate carrying-cost: severe 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 $113,750 (9.0% 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 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.35% ✓
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 6.2

CMA / ARV

• ARV (median comp): $136,062
• List price: $125,000
• Delta: -8.13%
• Verdict: FAIR
• 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 #25	0.06mi	1/1.5	756 (0%)	22mo	$125,000	$165	77
3230 Cumberland Rd #70	0.06mi	1/1.5	896 (+18%)	4mo	$120,000	$134	66
3230 Cumberland Rd #7	0.00mi	2/1.5 (+1)	941 (+24%)	2mo	$117,000	$124	66
3230 Cumberand Rd #56	0.06mi	1/1.5	849 (+12%)	13mo	$109,000	$128	64
3230 Cumberland Rd #87	0.06mi	2/1.5 (+1)	945 (+25%)	13mo	$135,000	$143	54
2207 Government St #28	1.48mi	2/1.0 (+1)	778 (+3%)	14mo	$325,000	$418	43
2501 Bienville Blvd #413	0.74mi	1/1.0	855 (+13%)	4mo	$220,000	$257	40
2501 Bienville Blvd #135	0.83mi	1/1.0	855 (+13%)	4mo	$185,000	$216	40
2501 Bienville Blvd #523	0.74mi	1/1.0	855 (+13%)	14mo	$197,000	$230	32
2501 Bienville Blvd #124	0.83mi	1/1.0	855 (+13%)	15mo	$225,000	$263	31
2501 Bienville Blvd #324	0.83mi	1/1.0	855 (+13%)	19mo	$192,500	$225	28
2207 Government St #6	1.48mi	2/2.0 (+1)	862 (+14%)	12mo	$334,900	$389	22

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: -23.0%
• Equity multiple: 0.23×
• Total profit: $-27,043
• Equity at exit: $18,638

10-year hold

• IRR: -26.1%
• Equity multiple: -0.11×
• Total profit: $-38,879
• Equity at exit: $10,808

Cash invested: $35,000 (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: -20.9% 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: 892
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,693 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$475
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-68

Break-even live

Break-even rent $1,779

Max offer price $115,198

Occupancy floor 99%

Sensitivity live

Price	-10% $19	-5% $-25	+0% $-68	+5% $-111	+10% $-154
Rent	-10% $-201	-5% $-135	+0% $-68	+5% $-1	+10% $66
Rate	-1.0pp $-5	-0.5pp $-36	base $-68	+0.5pp $-100	+1.0pp $-133

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: $31,250
• Closing costs: $3,750
• Club membership (one-time): —
• 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	93d	1	0.74mi
2501 Bienville Blvd Ocean Springs, MS	1.0	1.0	855	$1,900	$2.22	62d	1	0.83mi
3500 Groveland Rd Ocean Springs, MS	2.0–3.0	2.0	1173	$1,350	$1.15	62d	1	0.98mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	62d	1	1.24mi

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Association with monthly feeMonthly association fee covers accounting/legal, insurance, grounds maintenance, management, pest control, pool service, and salaries/payroll

Exterior

• Parking: Assigned covered parking (carport) for 1 vehicleGuest parkingPaved parking
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerElectricity connectedCable availableWater connectedSewer connected
• Home design: CondominiumLowrise (1–2 floors)One levelMove-in readyFacing top-floor unit in a marina building on stilts
• Construction: Lap siding exteriorPilings/steel/wood foundationFlat roofBuilt per public records
• Exterior features: Private in-ground fenced outdoor poolBalconyDockTennis court(s)Marina accessBoating and fishing amenitiesStreet lightsClubhouseFitness centerRV/boat storage

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveRefrigeratorEat-in kitchen layout
• Bedrooms: Bedroom(s) with walk-in closet(s)
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air (electric)Ceiling fan(s)
• Interior features: Ceiling fan(s)Eat-in kitchenWalk-in closet(s)Metal insulated door(s)Blinds
• Laundry & utility: WasherDryerLaundry inside (in bathroom)

HOA detail $475/mo · $5,700/yr condo

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

Listing history 50 events

1. 2026-08-08
   days on market $125,000 Active 94 DOM
2. 2026-08-07
   days on market $125,000 Active 93 DOM
3. 2026-08-06
   days on market $125,000 Active 92 DOM
4. 2026-08-05
   days on market $125,000 Active 91 DOM
5. 2026-08-04
   days on market $125,000 Active 90 DOM
6. 2026-08-03
   days on market $125,000 Active 89 DOM
7. 2026-07-31
   days on market $125,000 Active 86 DOM
8. 2026-07-29
   days on market $125,000 Active 84 DOM
9. 2026-07-27
   days on market $125,000 Active 82 DOM
10. 2026-07-25
    days on market $125,000 Active 80 DOM
11. 2026-07-23
    days on market $125,000 Active 78 DOM
12. 2026-07-22
    days on market $125,000 Active 77 DOM
13. 2026-07-21
    days on market $125,000 Active 76 DOM
14. 2026-07-18
    days on market $125,000 Active 73 DOM
15. 2026-07-16
    days on market $125,000 Active 71 DOM
16. 2026-07-16
    days on market $125,000 Active 70 DOM
17. 2026-07-14
    days on market $125,000 Active 69 DOM
18. 2026-07-13
    days on market $125,000 Active 68 DOM
19. 2026-07-12
    days on market $125,000 Active 67 DOM
20. 2026-07-11
    days on market $125,000 Active 66 DOM
21. 2026-07-10
    days on market $125,000 Active 65 DOM
22. 2026-07-09
    days on market $125,000 Active 64 DOM
23. 2026-07-08
    days on market $125,000 Active 63 DOM
24. 2026-07-07
    days on market $125,000 Active 62 DOM
25. 2026-07-06
    days on market $125,000 Active 61 DOM
26. 2026-07-05
    days on market $125,000 Active 60 DOM
27. 2026-07-04
    days on market $125,000 Active 59 DOM
28. 2026-07-03
    days on market $125,000 Active 58 DOM
29. 2026-07-02
    days on market $125,000 Active 57 DOM
30. 2026-07-01
    days on market $125,000 Active 56 DOM
31. 2026-06-30
    days on market $125,000 Active 55 DOM
32. 2026-06-29
    days on market $125,000 Active 54 DOM
33. 2026-06-28
    days on market $125,000 Active 53 DOM
34. 2026-06-28
    days on market $125,000 Active 52 DOM
35. 2026-06-27
    days on market $125,000 Active 51 DOM
36. 2026-06-25
    days on market $125,000 Active 49 DOM
37. 2026-06-23
    days on market $125,000 Active 47 DOM
38. 2026-06-21
    days on market $125,000 Active 46 DOM
39. 2026-06-18
    days on market $125,000 Active 43 DOM
40. 2026-06-17
    days on market $125,000 Active 42 DOM
41. 2026-06-16
    days on market $125,000 Active 41 DOM
42. 2026-06-15
    days on market $125,000 Active 40 DOM
43. 2026-06-14
    days on market $125,000 Active 38 DOM
44. 2026-06-13
    days on market $125,000 Active 37 DOM
45. 2026-06-10
    days on market $125,000 Active 35 DOM
46. 2026-06-09
    days on market $125,000 Active 34 DOM
47. 2026-06-08
    days on market $125,000 Active 33 DOM
48. 2026-06-07
    days on market $125,000 Active 32 DOM
49. 2026-06-02
    days on market $125,000 Active 27 DOM
50. 2026-06-01
    days on market $125,000 Active 26 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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $20,317
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − HOA: −$5,700
• − Depreciation: −$3,636
• Taxable loss: −$2,569
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $-196/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 75/100 Cosmetic rehab Est. rehab $3,780–$11,340 screening

This one-bedroom, one-bath condo is in good condition with minimal repairs needed. It offers a maintenance-free waterfront lifestyle with community amenities.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace ceiling fan — Improves energy efficiency 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
• 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
• HOA & community: Association with monthly feeMonthly association fee covers accounting/legal, insurance, grounds maintenance, management, pest control, pool service, and salaries/payroll

Exterior

• Parking: Assigned covered parking (carport) for 1 vehicleGuest parkingPaved parking
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerElectricity connectedCable availableWater connectedSewer connected
• Home design: CondominiumLowrise (1–2 floors)One levelMove-in readyFacing top-floor unit in a marina building on stilts
• Construction: Lap siding exteriorPilings/steel/wood foundationFlat roofBuilt per public records
• Exterior features: Private in-ground fenced outdoor poolBalconyDockTennis court(s)Marina accessBoating and fishing amenitiesStreet lightsClubhouseFitness centerRV/boat storage

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveRefrigeratorEat-in kitchen layout
• Bedrooms: Bedroom(s) with walk-in closet(s)
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air (electric)Ceiling fan(s)
• Interior features: Ceiling fan(s)Eat-in kitchenWalk-in closet(s)Metal insulated door(s)Blinds
• Laundry & utility: WasherDryerLaundry inside (in bathroom)

Price history

-14.9% since first listed

15 events — show timeline

• 2026-05-06 Listed $125,000 MLSU
• 2025-04-23 Rental Removed $1,300 MLSU
• 2025-03-08 Listed for Rent $1,300 MLSU
• 2025-03-08 Rental Removed $1,300 BUILDIUM
• 2025-01-01 Listed for Rent $1,300 BUILDIUM
• 2025-01-01 Rental Removed $1,300 MLSU
• 2024-12-10 Price Changed $1,300 MLSU
• 2024-12-09 Rental Removed $1,300 BUILDIUM
• 2024-11-28 Listed for Rent $1,300 BUILDIUM
• 2024-09-23 Listing Removed — MLSU
• 2024-09-19 Listed for Rent $1,500 MLSU
• 2024-09-19 Rental Removed $1,500 BUILDIUM
• 2024-09-06 Listed for Rent $1,500 BUILDIUM
• 2024-06-13 Price Changed $139,900 MLSU
• 2024-05-14 Listed $146,900 MLSU