10735 Luawai Way · Diamondhead, MS 39525

$104,711

3 bd · 3.0 ba · 1,653 sqft · Manufactured public records · 79 Days on market

Manufactured home Built 1997 9,583 sqft lot Est $154k · 32% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property! Great corner lot location. A lot of sqaure footage for the money!!!

Key facts

• 9,583 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Has association; fees charged monthly and annually; Association covers grounds maintenance and pool service; Community clubhouse, golf, hiking/walking trails, restaurant, street lights, tennis courts

Exterior

• Parking: Carport (2 spaces); Driveway
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Manufactured house (mobile home); One story; Pillar/post/pier foundation
• Construction: Wood siding (siding); Metal roof
• Exterior features: Deck; Lot about 0.22 acres (approximately 69 x 74)

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central electric heating; Central air (electric)
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $98k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 4.9% in Diamondhead — 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 68/100 on livability (#59 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Hancock County School District (rural): math 47% / reading 44% proficiency, ranked #23 of 130 in MS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Hancock Elementary School (math 64% / reading 59%, grade B, #22 of 375 statewide, top 6%, 639 students, 100% FRL); Hancock Middle School (math 48% / reading 44%, grade D+, #39 of 179 statewide, top 22%, 958 students, 100% FRL); Hancock High School (math 42% / reading 43%, grade F, #42 of 197 statewide, top 21%, 1,187 students, 100% FRL) — zoned schools average 100% FRL vs 58% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 250 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 248 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $724 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hancock County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,428 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.66% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.54%
• DSCR: 2.23
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $153,729
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9712 Lualini Pl	0.24mi	3/2.0	1,488 (-10%)	4mo	$138,900	$93	65
961 Linohau Way	0.34mi	3/2.0	1,512 (-8%)	23mo	$132,500	$88	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 1.88×
• Total profit: $25,906
• Equity at exit: $15,613

10-year hold

• IRR: 29.7%
• Equity multiple: 3.65×
• Total profit: $77,798
• Equity at exit: $9,053

Cash invested: $29,319 (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 39525

• Home prices YoY: -19.1%
• Active inventory: 250
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$549
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$44
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $673

Break-even live

Break-even rent $886

Max offer price $104,711

Occupancy floor 56%

Sensitivity live

Price	-10% $732	-5% $703	+0% $673	+5% $643	+10% $614
Rent	-10% $536	-5% $604	+0% $673	+5% $742	+10% $810
Rate	-1.0pp $726	-0.5pp $700	base $673	+0.5pp $646	+1.0pp $618

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: $26,178
• Closing costs: $3,141
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Highpoint Dr Unit 250 Diamondhead, MS	2.0	2.5	1367	$2,500	$1.83	23d	1	0.77mi
250 Highpoint Dr Diamondhead, MS	2.0	2.5	1367	$2,500	$1.83	46d	1	0.77mi
289 Highpoint Dr Diamondhead, MS	2.0	2.5	1340	$1,700	$1.27	16d	1	0.81mi

Listing history 12 events

1. 2026-04-18
   status Pending
2. 2026-04-02
   price $104,711
3. 2026-03-17
   status Active
4. 2026-03-06
   status Pending
5. 2026-01-17
   listed $119,711 Active
6. 2021-10-01
   historical
7. 2018-03-15
   listed $83,000
8. 2012-08-15
   soldstatus 94-char remark

   Show marketing remark (94 chars)

   Great investment property! Great corner lot location. A lot of sqaure footage for the money!!!

9. 2011-06-20
   listed $35,000 94-char remark

   Show marketing remark (94 chars)

   Great investment property! Great corner lot location. A lot of sqaure footage for the money!!!

10. 2011-03-04
    soldstatus
11. 2010-11-10
    listed $25,000
12. 1988-09-30
    soldstatus

ⓘ 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: $1,289 · $107/mo
• Projected year-2 tax: $1,289 · $107/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,858
• − Mortgage interest: −$5,865
• − Property taxes: −$1,289
• − Insurance: −$524
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$3,046
• Taxable income: $6,796
• Est. tax owed @ 24.0%: −$1,631
• After-tax cash flow: $6,445/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: Hancock County School District
• NCES district ID: 2801740
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $47,971
• Composite: 38.88/100
• National rank: #4099
• State rank: #23 of 130 in MS

Livability — Diamondhead

• Score: 68/100
• State rank: #59
• US rank: #9320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamondhead, MS
• County: Hancock County · 9,338 people
• City population: 9,338
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 9,338
• Household income: $87,407
• Rent vs Own: 10.3% rent · 89.7% own

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 52,161 people
• By 2030: 54,753 · +5.0%
• By 2040: 59,242 · +13.6%
• By 2050: 62,417 · +19.7%
• By 2075: 68,168 · +30.7%
• By 2100: 69,212 · +32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 10% Slovak 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+58.7) · D 20.1% · R 78.8% · Other 1.1%
• 2008→2024 swing: -4.4pp toward R · 2008: -54.2pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+55.5 2016: R+59.4 2012: R+52.8 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.77%
• Current HPI: 193.4883
• Rent YoY: —
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+318.8% since first listed

12 events — show timeline

• 2026-04-18 Pending — MLSU
• 2026-04-02 Price Changed $104,711 MLSU
• 2026-03-17 Relisted — MLSU
• 2026-03-06 Pending — MLSU
• 2026-01-17 Listed $119,711 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2018-03-15 Listed $83,000 MLSU
• 2012-08-15 Sold (MLS) — MLSU
• 2011-06-20 Listed $35,000 MLSU
• 2011-03-04 Sold (MLS) — MLSU
• 2010-11-10 Listed $25,000 MLSU
• 1988-09-30 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,289 · +0.0% YoY. Source: county tax records.