The Sabal Interior Plan · Ocean Springs, MS 39564

$239,900

3 bd · 2.5 ba · 1,521 sqft · Townhouse · 365 Days on market

Good condition ↓ 4% since listing

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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 +8.2/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Sabal Interior in Ocean Springs, Mississippi one of our new D. R. Horton townhomes in Harper Grove Townhomes. The Sabal is an interior townhome unit featuring a single car garage. With approximately 1,521 square feet, this thoughtfully designed floorplan includes 3 bedrooms and 2.5 bathrooms, giving you the flexibility and comfort your lifestyle demands. On the main level, you'll find an open-concept layout where the kitchen, dining, and living areas flow together seamlessly. The kitchen is equipped with shaker-style cabinetry, quartz countertops, an undermount sink, and a complete stainless steel appliance package, including a smooth-top range, microwave with hood, and a quiet dishwasher. A large walk-in pantry adds convenience and storage space. Upstairs, all three bedrooms are designed with luxury vinyl plank flooring no carpet in this home. Each room offers ample closet space and can easily be adapted to serve as a guest room, home office, or hobby space. The secondary bathroom features a tub/shower combo, while the primary suite includes a walk-in closet and an ensuite bathroom with a standing shower, double vanity with quartz countertops, and linen shelving. The Sabal includes D. R. Horton's Home is Connected® Smart Home package, giving you control of many home features from your smart device whether you're at home or away. Schedule your tour today! Pictures, photographs, colors, features, and sizes are for illustration purposes only and wil

Key facts

• Coastal setting
• Upstairs bedrooms
• Granite countertops

Tags

• COASTAL SETTING
• OPEN-CONCEPT MAIN FLOORS
• STYLISH SHAKER-STYLE CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• UPSTAIRS BEDROOMS

🏗️ New construction. The $239,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $253,230.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (20.3% below list).
• Recommended offer: $191k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.2% in Ocean Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 365 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

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 $191,163 (20.3% 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 365 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.75% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $253,230
• List price: $239,900
• Delta: -5.26%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Harper Grove Cir	0.02mi	3/2.5	1,521 (0%)	0mo	$239,900	$158	99
127 Harper Grove Cir	0.02mi	3/2.5	1,521 (0%)	1mo	$239,900	$158	98
131 Harper Grove Cir	0.02mi	3/2.5	1,521 (0%)	1mo	$249,900	$164	98
125 Harper Grove Cir	0.02mi	3/2.5	1,521 (0%)	2mo	$239,900	$158	98
113 Harper Grove Cir	0.12mi	3/2.5	1,521 (0%)	4mo	$244,900	$161	91
115 Harper Grove Cir	0.11mi	3/2.5	1,521 (0%)	6mo	$244,900	$161	90
111 Harper Grove Cir	0.12mi	3/2.5	1,521 (0%)	7mo	$244,900	$161	89
117 Harper Grove Cir	0.11mi	3/2.5	1,521 (0%)	9mo	$249,900	$164	87
121 Harper Grove Cir	0.48mi	3/2.5	1,521 (0%)	2mo	$253,090	$166	76
123 Harper Grove Cir	0.47mi	3/2.5	1,521 (0%)	4mo	$239,900	$158	75
105 Harper Grove Cir #22	0.46mi	3/2.5	1,521 (0%)	9mo	$249,900	$164	71
109 Harper Grove Cir	0.12mi	4/2.5 (+1)	1,710 (+12%)	7mo	$274,900	$161	63

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: -25.0%
• Equity multiple: 0.16×
• Total profit: $-59,477
• Equity at exit: $37,757

10-year hold

• IRR: -26.9%
• Equity multiple: -0.19×
• Total profit: $-84,023
• Equity at exit: $21,895

Cash invested: $70,904 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$1,328
• Tax est. 1.5%: −$317 /mo · $3,798/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-240

Break-even live

Break-even rent $2,215

Max offer price $218,527

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-152	+0% $-240	+5% $-327	+10% $-415
Rent	-10% $-391	-5% $-315	+0% $-240	+5% $-164	+10% $-89
Rate	-1.0pp $-112	-0.5pp $-175	base $-240	+0.5pp $-305	+1.0pp $-372

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: $63,308
• Closing costs: $7,597
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3825 Timberlake Dr Ocean Springs, MS	3.0	2.0	1640	$2,200	$1.34	21d	1	0.16mi
1200 Deana Rd Ocean Springs, MS	2.0	2.0	1063	$1,405	$1.32	14d	1	0.26mi
1200 Deana Rd Ocean Springs, MS	2.0	2.0	1063	$1,337	$1.26	44d	1	0.26mi
1200 Deana Rd Ocean Springs, MS	2.0	2.0	1063	$1,296	$1.22	21d	1	0.26mi
3910 Yosemite Dr Ocean Springs, MS	3.0	2.0	1070	$1,595	$1.49	44d	1	0.37mi
132 Gettysburg Cir Ocean Springs, MS	4.0	3.0	1689	$2,195	$1.30	21d	1	0.45mi
7003 Ute Ct Ocean Springs, MS	4.0	2.0	2000	$2,195	$1.10	21d	1	0.45mi
3500 Groveland Rd Ocean Springs, MS	2.0–3.0	2.0	1173	$1,750	$1.49	14d	1	0.49mi
1221 King Henry Dr Ocean Springs, MS	3.0	2.0	1599	$1,800	$1.13	44d	1	0.73mi
106 Booth Cir Ocean Springs, MS	4.0	2.0	2100	$2,500	$1.19	14d	1	0.74mi
4008 Breezy Hill Ln Ocean Springs, MS	4.0	3.0	1600	$3,200	$2.00	14d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $239,900 Active 365 DOM
2. 2026-06-17
   days on market $239,900 Active 364 DOM
3. 2026-06-16
   days on market $239,900 Active 363 DOM
4. 2026-06-15
   days on market $239,900 Active 362 DOM
5. 2026-06-14
   days on market $239,900 Active 360 DOM
6. 2026-06-13
   days on market $239,900 Active 359 DOM
7. 2026-06-10
   days on market $239,900 Active 357 DOM
8. 2026-06-09
   days on market $239,900 Active 356 DOM
9. 2026-06-08
   days on market $239,900 Active 355 DOM
10. 2026-06-07
    days on market $239,900 Active 354 DOM
11. 2026-06-02
    days on market $239,900 Active 349 DOM
12. 2026-06-01
    days on market $239,900 Active 348 DOM
13. 2026-05-31
    days on market $239,900 Active 347 DOM
14. 2026-05-30
    days on market $239,900 Active 346 DOM
15. 2025-12-31
    price $239,900 1493-char remark

    Show marketing remark (1493 chars)

    Introducing the Sabal Interior in Ocean Springs, Mississippi one of our new D. R. Horton townhomes in Harper Grove Townhomes. The Sabal is an interior townhome unit featuring a single car garage. With approximately 1,521 square feet, this thoughtfully designed floorplan includes 3 bedrooms and 2.5 bathrooms, giving you the flexibility and comfort your lifestyle demands. On the main level, you'll find an open-concept layout where the kitchen, dining, and living areas flow together seamlessly. The kitchen is equipped with shaker-style cabinetry, quartz countertops, an undermount sink, and a complete stainless steel appliance package, including a smooth-top range, microwave with hood, and a quiet dishwasher. A large walk-in pantry adds convenience and storage space. Upstairs, all three bedrooms are designed with luxury vinyl plank flooring no carpet in this home. Each room offers ample closet space and can easily be adapted to serve as a guest room, home office, or hobby space. The secondary bathroom features a tub/shower combo, while the primary suite includes a walk-in closet and an ensuite bathroom with a standing shower, double vanity with quartz countertops, and linen shelving. The Sabal includes D. R. Horton's Home is Connected® Smart Home package, giving you control of many home features from your smart device whether you're at home or away. Schedule your tour today! Pictures, photographs, colors, features, and sizes are for illustration purposes only and wil

16. 2025-10-09
    price $244,900 1493-char remark

    Show marketing remark (1493 chars)

    Introducing the Sabal Interior in Ocean Springs, Mississippi one of our new D. R. Horton townhomes in Harper Grove Townhomes. The Sabal is an interior townhome unit featuring a single car garage. With approximately 1,521 square feet, this thoughtfully designed floorplan includes 3 bedrooms and 2.5 bathrooms, giving you the flexibility and comfort your lifestyle demands. On the main level, you'll find an open-concept layout where the kitchen, dining, and living areas flow together seamlessly. The kitchen is equipped with shaker-style cabinetry, quartz countertops, an undermount sink, and a complete stainless steel appliance package, including a smooth-top range, microwave with hood, and a quiet dishwasher. A large walk-in pantry adds convenience and storage space. Upstairs, all three bedrooms are designed with luxury vinyl plank flooring no carpet in this home. Each room offers ample closet space and can easily be adapted to serve as a guest room, home office, or hobby space. The secondary bathroom features a tub/shower combo, while the primary suite includes a walk-in closet and an ensuite bathroom with a standing shower, double vanity with quartz countertops, and linen shelving. The Sabal includes D. R. Horton's Home is Connected® Smart Home package, giving you control of many home features from your smart device whether you're at home or away. Schedule your tour today! Pictures, photographs, colors, features, and sizes are for illustration purposes only and wil

17. 2025-06-18
    listed $249,900 Active 1493-char remark

    Show marketing remark (1493 chars)

    Introducing the Sabal Interior in Ocean Springs, Mississippi one of our new D. R. Horton townhomes in Harper Grove Townhomes. The Sabal is an interior townhome unit featuring a single car garage. With approximately 1,521 square feet, this thoughtfully designed floorplan includes 3 bedrooms and 2.5 bathrooms, giving you the flexibility and comfort your lifestyle demands. On the main level, you'll find an open-concept layout where the kitchen, dining, and living areas flow together seamlessly. The kitchen is equipped with shaker-style cabinetry, quartz countertops, an undermount sink, and a complete stainless steel appliance package, including a smooth-top range, microwave with hood, and a quiet dishwasher. A large walk-in pantry adds convenience and storage space. Upstairs, all three bedrooms are designed with luxury vinyl plank flooring no carpet in this home. Each room offers ample closet space and can easily be adapted to serve as a guest room, home office, or hobby space. The secondary bathroom features a tub/shower combo, while the primary suite includes a walk-in closet and an ensuite bathroom with a standing shower, double vanity with quartz countertops, and linen shelving. The Sabal includes D. R. Horton's Home is Connected® Smart Home package, giving you control of many home features from your smart device whether you're at home or away. Schedule your tour today! Pictures, photographs, colors, features, and sizes are for illustration purposes only and wil

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 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: $22,940
• − Mortgage interest: −$14,185
• − Property taxes: −$3,798
• − Insurance: −$1,266
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$7,367
• Taxable loss: −$7,347
• Est. tax savings @ 24.0%: +$1,763
• After-tax cash flow: $-1,115/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 · 1 photo

Good 80/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from minor exterior and interior touch-ups to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Interior touch-ups — Enhances interior appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior touch-ups — Enhances interior appearance and value ↑

ⓘ 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

-4.0% since first listed

3 events — show timeline

• 2025-12-31 Price Changed $239,900 Zillow
• 2025-10-09 Price Changed $244,900 Zillow
• 2025-06-18 Listed $249,900 Zillow