1131 Century Oaks Dr Unit A · Gulfport, MS 39507

$229,000

3 bd · 2.0 ba · 1,156 sqft · Townhouse public records · 293 Days on market

Built 2007 3.62 ac lot $198/sqft · 6% above area Est $251k · 9% under $160/mo HOA · 8% of rent

---

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).

• ARV discount +11.5/15.0
• Cash flow +9.1/30.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• 1% rule +3.3/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful move-in ready townhome in Century Oaks would make a great vacation home or permanent family coastal retreat. This 3 bedroom, 3 full bath, gated property is minutes from the beach, shopping, restaurants, and entertainment. Master bedroom with private balcony and guest bedroom with ensuite bathroom located on upper level. Guest bedroom leading to back patio & guest bath on lower level is also equipped with stackable washer/dryer. Open living area, dining, and kitchen is perfect for family gatherings. Property comes fully furnished and is currently a short term rental through airbnb. Roof was replaced about 3 years ago.

Key facts

• Gated property
• Private balcony
• Open living area

Tags

• GATED PROPERTY
• PRIVATE BALCONY
• ENSUITE BATHROOM
• BACK PATIO
• STACKABLE WASHER DRYER
• OPEN LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $229k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (17.4% below list).
• Recommended offer: $189k (17.4% below list) — sets the bar for 1% rule.

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: amenities F, commute F, employment 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.
• Zoned schools: Anniston Avenue Elementary School (math 52% / reading 53%, grade C-, #53 of 375 statewide, top 14%, 535 students, 100% FRL); Bayou View Middle School (math 54% / reading 49%, grade C, #27 of 179 statewide, top 16%, 826 students, 100% FRL); Gulfport High School (math 42% / reading 36%, grade F, #54 of 197 statewide, top 28%, 1,728 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 46d 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 293 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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

• 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 $189,267 (17.4% 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 293 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.32%
• DSCR: 0.85
• GRM: 10.1

CMA / ARV

• ARV (median comp): $251,380
• List price: $229,000
• Delta: -8.90%
• 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
1181 Century Oaks Dr Unit B	0.03mi	3/3.0	1,156 (0%)	3mo	$220,000	$190	92
1121 Century Oaks Dr Unit C	0.01mi	3/3.0	1,314 (+14%)	1mo	$189,000	$144	72
1200 Beach Dr #503	0.20mi	2/2.0 (-1)	1,277 (+10%)	2mo	$299,000	$234	67
1200 Beach Dr #401	0.20mi	2/2.0 (-1)	1,248 (+8%)	8mo	$300,000	$240	66
1200 Beach Dr #801	0.20mi	2/2.0 (-1)	1,248 (+8%)	8mo	$349,500	$280	66
1200 Beach Dr #202	0.20mi	2/2.0 (-1)	1,277 (+10%)	8mo	$259,000	$203	62
1225 Century Oaks Dr Unit C	0.05mi	3/3.0	1,327 (+15%)	15mo	$229,900	$173	56
1200 Beach Dr #1101	0.20mi	2/2.0 (-1)	1,248 (+8%)	20mo	$349,500	$280	56
1200 Beach Dr #501	0.20mi	2/2.0 (-1)	1,248 (+8%)	20mo	$324,500	$260	56
1200 Beach Dr #1103	0.20mi	2/2.0 (-1)	1,277 (+10%)	23mo	$355,000	$278	50
137 Markham Dr Unit C	0.35mi	3/2.0	1,287 (+11%)	19mo	$231,900	$180	49
14 Independence Dr #14	0.54mi	2/1.5 (-1)	1,311 (+13%)	1mo	$165,000	$126	44

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: -20.3%
• Equity multiple: 0.28×
• Total profit: $-45,906
• Equity at exit: $34,145

10-year hold

• IRR: -10.7%
• Equity multiple: 0.31×
• Total profit: $-43,969
• Equity at exit: $19,800

Cash invested: $64,120 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$216 /mo · $2,598/yr
• Insurance: −$95
• HOA: −$160
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-178

Break-even live

Break-even rent $2,117

Max offer price $197,626

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-113	+0% $-178	+5% $-242	+10% $-307
Rent	-10% $-327	-5% $-252	+0% $-178	+5% $-103	+10% $-28
Rate	-1.0pp $-62	-0.5pp $-119	base $-178	+0.5pp $-237	+1.0pp $-297

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: $57,250
• Closing costs: $6,870
• 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	45d	1	0.03mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	45d	1	0.05mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	22d	1	0.05mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	45d	1	0.06mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	45d	1	0.07mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	45d	1	0.08mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	22d	1	0.08mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	45d	1	0.09mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	22d	1	0.17mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	15d	1	0.53mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	22d	1	0.97mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	22d	1	1.15mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	22d	1	1.27mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	22d	1	1.30mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	22d	1	1.41mi
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	45d	1	1.45mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	45d	1	1.45mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	45d	1	1.49mi

HOA detail

• Monthly dues: $160 · $1,920/yr
• Likely covers: security

Listing history 45 events

1. 2026-06-22
   days on market $229,000 Active 293 DOM
2. 2026-06-18
   days on market $229,000 Active 290 DOM
3. 2026-06-17
   days on market $229,000 Active 289 DOM
4. 2026-06-16
   days on market $229,000 Active 288 DOM
5. 2026-06-15
   days on market $229,000 Active 287 DOM
6. 2026-06-14
   days on market $229,000 Active 285 DOM
7. 2026-06-13
   days on market $229,000 Active 284 DOM
8. 2026-06-10
   days on market $229,000 Active 282 DOM
9. 2026-06-09
   days on market $229,000 Active 281 DOM
10. 2026-06-08
    days on market $229,000 Active 280 DOM
11. 2026-06-07
    days on market $229,000 Active 279 DOM
12. 2026-06-05
    days on market $229,000 Active 276 DOM
13. 2026-06-02
    days on market $229,000 Active 274 DOM
14. 2026-06-01
    days on market $229,000 Active 273 DOM
15. 2026-05-31
    days on market $229,000 Active 272 DOM
16. 2026-05-30
    days on market $229,000 Active 271 DOM
17. 2026-05-12
    price $229,000 643-char remark

    Show marketing remark (643 chars)

    This beautiful move-in ready townhome in Century Oaks would make a great vacation home or permanent family coastal retreat. This 3 bedroom, 3 full bath, gated property is minutes from the beach, shopping, restaurants, and entertainment. Master bedroom with private balcony and guest bedroom with ensuite bathroom located on upper level. Guest bedroom leading to back patio & guest bath on lower level is also equipped with stackable washer/dryer. Open living area, dining, and kitchen is perfect for family gatherings. Property comes fully furnished and is currently a short term rental through airbnb. Roof was replaced about 3 years ago.

18. 2026-03-04
    status Active 643-char remark

    Show marketing remark (643 chars)

    This beautiful move-in ready townhome in Century Oaks would make a great vacation home or permanent family coastal retreat. This 3 bedroom, 3 full bath, gated property is minutes from the beach, shopping, restaurants, and entertainment. Master bedroom with private balcony and guest bedroom with ensuite bathroom located on upper level. Guest bedroom leading to back patio & guest bath on lower level is also equipped with stackable washer/dryer. Open living area, dining, and kitchen is perfect for family gatherings. Property comes fully furnished and is currently a short term rental through airbnb. Roof was replaced about 3 years ago.

19. 2026-02-20
    historical 643-char remark

    Show marketing remark (643 chars)

    This beautiful move-in ready townhome in Century Oaks would make a great vacation home or permanent family coastal retreat. This 3 bedroom, 3 full bath, gated property is minutes from the beach, shopping, restaurants, and entertainment. Master bedroom with private balcony and guest bedroom with ensuite bathroom located on upper level. Guest bedroom leading to back patio & guest bath on lower level is also equipped with stackable washer/dryer. Open living area, dining, and kitchen is perfect for family gatherings. Property comes fully furnished and is currently a short term rental through airbnb. Roof was replaced about 3 years ago.

20. 2025-10-10
    price $233,000 643-char remark

    Show marketing remark (643 chars)

    This beautiful move-in ready townhome in Century Oaks would make a great vacation home or permanent family coastal retreat. This 3 bedroom, 3 full bath, gated property is minutes from the beach, shopping, restaurants, and entertainment. Master bedroom with private balcony and guest bedroom with ensuite bathroom located on upper level. Guest bedroom leading to back patio & guest bath on lower level is also equipped with stackable washer/dryer. Open living area, dining, and kitchen is perfect for family gatherings. Property comes fully furnished and is currently a short term rental through airbnb. Roof was replaced about 3 years ago.

21. 2025-09-08
    price $238,000 643-char remark

    Show marketing remark (643 chars)

    This beautiful move-in ready townhome in Century Oaks would make a great vacation home or permanent family coastal retreat. This 3 bedroom, 3 full bath, gated property is minutes from the beach, shopping, restaurants, and entertainment. Master bedroom with private balcony and guest bedroom with ensuite bathroom located on upper level. Guest bedroom leading to back patio & guest bath on lower level is also equipped with stackable washer/dryer. Open living area, dining, and kitchen is perfect for family gatherings. Property comes fully furnished and is currently a short term rental through airbnb. Roof was replaced about 3 years ago.

22. 2025-08-20
    listed $240,000 Active 643-char remark

    Show marketing remark (643 chars)

    This beautiful move-in ready townhome in Century Oaks would make a great vacation home or permanent family coastal retreat. This 3 bedroom, 3 full bath, gated property is minutes from the beach, shopping, restaurants, and entertainment. Master bedroom with private balcony and guest bedroom with ensuite bathroom located on upper level. Guest bedroom leading to back patio & guest bath on lower level is also equipped with stackable washer/dryer. Open living area, dining, and kitchen is perfect for family gatherings. Property comes fully furnished and is currently a short term rental through airbnb. Roof was replaced about 3 years ago.

23. 2025-04-02
    historical $1,850
24. 2025-04-01
    historical
25. 2025-02-22
    price $1,850
26. 2025-01-28
    listed $240,000 Active
27. 2025-01-07
    price $1,950
28. 2024-12-11
    historical
29. 2024-12-11
    listed $2,150
30. 2024-09-06
    price $259,000
31. 2024-06-24
    price $269,000
32. 2024-05-03
    price $274,000
33. 2024-02-13
    price $279,900
34. 2023-11-10
    listed $285,000 Active
35. 2022-06-27
    soldstatus
36. 2022-06-24
    soldstatus Closed
37. 2022-04-30
    status Pending
38. 2022-04-29
    listed $245,000 Active
39. 2020-12-16
    soldstatus
40. 2020-12-11
    soldstatus
41. 2020-10-16
    listed $166,500
42. 2016-04-11
    soldstatus
43. 2016-03-31
    soldstatus
44. 2015-07-19
    listed $65,000
45. 2007-11-30
    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: $2,598 · $216/mo
• Projected year-2 tax: $2,598 · $216/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 5/10 Major FEMA zone X (shaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: −$12,828
• − Property taxes: −$2,598
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$1,920
• − Depreciation: −$6,662
• Taxable loss: −$6,074
• Est. tax savings @ 24.0%: +$1,458
• After-tax cash flow: $-673/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

+252.3% since first listed

29 events — show timeline

• 2026-05-12 Price Changed $229,000 MLSU
• 2026-03-04 Relisted — MLSU
• 2026-02-20 Listing Removed — MLSU
• 2025-10-10 Price Changed $233,000 MLSU
• 2025-09-08 Price Changed $238,000 MLSU
• 2025-08-20 Listed $240,000 MLSU
• 2025-04-02 Rental Removed $1,850 MLSU
• 2025-04-01 Listing Removed — MLSU
• 2025-02-22 Price Changed $1,850 MLSU
• 2025-01-28 Listed $240,000 MLSU
• 2025-01-07 Price Changed $1,950 MLSU
• 2024-12-11 Listing Removed — MLSU
• 2024-12-11 Listed for Rent $2,150 MLSU
• 2024-09-06 Price Changed $259,000 MLSU
• 2024-06-24 Price Changed $269,000 MLSU
• 2024-05-03 Price Changed $274,000 MLSU
• 2024-02-13 Price Changed $279,900 MLSU
• 2023-11-10 Listed $285,000 MLSU
• 2022-06-27 Sold (Public Records) — Public Records
• 2022-06-24 Sold (MLS) — MLSU
• 2022-04-30 Pending — MLSU
• 2022-04-29 Listed $245,000 MLSU
• 2020-12-16 Sold (Public Records) — Public Records
• 2020-12-11 Sold (MLS) — MLSU
• 2020-10-16 Listed $166,500 MLSU
• 2016-04-11 Sold (Public Records) — Public Records
• 2016-03-31 Sold (MLS) — MLSU
• 2015-07-19 Listed $65,000 MLSU
• 2007-11-30 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,598 · +4.9% YoY. Source: county tax records.