8900 Townsend Ter · Ocean Springs, MS 39564

$158,000

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 28 Days on market

Built 1966 0.28 ac lot $154/sqft · 11% below area Est $178k · 11% under

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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 +23.4/30.0
• ARV discount +12.7/15.0
• DSCR +7.5/10.0
• 1% rule +5.5/10.0
• Schools +5.3/10.0
• Livability +4.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS! Great house in Ocean Springs school district, cute street, perfect little starter home or investment property. Needs some cosmetic updating, but AWESOME location! Located at the end of the street with woods next door. No flood zone! Home is being sold as-is.

Key facts

• Fresh paint
• New flooring
• Spacious lot

Tags

• UPDATED HOME
• FRESH PAINT
• NEW FLOORING
• FUNCTIONAL LAYOUT
• SPACIOUS LOT
• NO FLOOD ZONE

Property features AI

Exterior

• Parking: Driveway on concrete
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family house; One level
• Construction: Brick construction; Shingle roof; Pillar/post/pier foundation; Built area approximately 1,024 (source: public records)
• Exterior features: City lot; See remarks

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Move-in ready condition; See remarks (exterior details referenced in remarks)
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $156k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• Market conditions: Rents rising (+1.3%/yr); 718 active listings in the ZIP; 6 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,630 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — 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. 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: 1.05% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (median comp): $178,459
• List price: $158,000
• Delta: -11.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Vicksburg Pl	0.38mi	3/1.5	1,042 (+2%)	0mo	$209,700	$201	77
8708 Old Ccc Camp Rd	0.23mi	3/2.0	1,089 (+6%)	2mo	$92,000	$84	73
1308 Parktown Dr	0.37mi	3/1.5	1,064 (+4%)	4mo	$175,000	$164	71
114 Yellowstone Cir	0.28mi	3/1.5	1,069 (+4%)	12mo	$174,900	$164	68
103 Niagara Ave	0.45mi	3/1.0	1,075 (+5%)	10mo	$139,900	$130	62
101 Yellowstone Cir	0.21mi	3/2.0	1,112 (+9%)	17mo	$165,000	$148	58
1324 Glacier Ave	0.27mi	3/1.5	1,104 (+8%)	23mo	$179,900	$163	54
4110 Groveland Rd	0.43mi	3/2.0	1,141 (+11%)	9mo	$189,500	$166	49
4106 Groveland Rd	0.43mi	3/2.0	1,128 (+10%)	18mo	$168,975	$150	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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.78×
• Total profit: $-9,853
• Equity at exit: $23,558

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $4,226
• Equity at exit: $13,661

Cash invested: $44,240 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,655 high
• Mortgage (P&I): −$829
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $291

Break-even live

Break-even rent $1,287

Max offer price $158,000

Occupancy floor 77%

Sensitivity live

Price	-10% $381	-5% $336	+0% $291	+5% $246	+10% $202
Rent	-10% $160	-5% $226	+0% $291	+5% $356	+10% $422
Rate	-1.0pp $371	-0.5pp $331	base $291	+0.5pp $250	+1.0pp $209

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3910 Yosemite Dr Ocean Springs, MS	3.0	2.0	1070	$1,595	$1.49	44d	1	0.31mi
1200 Deana Rd Ocean Springs, MS	2.0	2.0	1063	$1,296	$1.22	22d	1	0.52mi
1200 Deana Rd Ocean Springs, MS	2.0	2.0	1063	$1,405	$1.32	14d	1	0.52mi
1200 Deana Rd Ocean Springs, MS	2.0	2.0	1063	$1,337	$1.26	44d	1	0.52mi
4730 Gibson Rd Ocean Springs, MS	2.0	1.0	1010	$1,205	$1.19	22d	1	1.00mi
3500 Groveland Rd Ocean Springs, MS	2.0–3.0	2.0	1173	$1,750	$1.49	14d	1	1.03mi

Listing history 17 events

1. 2026-06-09
   status $158,000 Pending 28 DOM
2. 2026-06-08
   days on market $158,000 Active 28 DOM
3. 2026-06-07
   pricedays on market $158,000 Active 27 DOM
4. 2026-06-02
   days on market $166,000 Active 22 DOM
5. 2026-06-01
   days on market $166,000 Active 21 DOM
6. 2026-05-31
   days on market $166,000 Active 20 DOM
7. 2026-05-30
   days on market $166,000 Active 19 DOM
8. 2026-05-11
   listed $166,000 Active 691-char remark
9. 2026-02-09
   soldstatus $161,345
10. 2024-06-28
    historical $1,500
11. 2024-06-26
    listed $1,500
12. 2024-06-16
    historical $1,500
13. 2024-05-29
    listed $1,500
14. 2023-04-18
    soldstatus
15. 2023-04-17
    soldstatus Closed 287-char remark

    Show marketing remark (287 chars)

    CALLING ALL INVESTORS! Great house in Ocean Springs school district, cute street, perfect little starter home or investment property. Needs some cosmetic updating, but AWESOME location! Located at the end of the street with woods next door. No flood zone! Home is being sold as-is.

16. 2023-04-04
    status Pending 287-char remark

    Show marketing remark (287 chars)

    CALLING ALL INVESTORS! Great house in Ocean Springs school district, cute street, perfect little starter home or investment property. Needs some cosmetic updating, but AWESOME location! Located at the end of the street with woods next door. No flood zone! Home is being sold as-is.

17. 2023-03-20
    listed $129,000 Active 287-char remark

    Show marketing remark (287 chars)

    CALLING ALL INVESTORS! Great house in Ocean Springs school district, cute street, perfect little starter home or investment property. Needs some cosmetic updating, but AWESOME location! Located at the end of the street with woods next door. No flood zone! Home is being sold as-is.

ⓘ 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: $1,468 · $122/mo
• Projected year-2 tax: $1,468 · $122/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 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: $19,866
• − Mortgage interest: −$8,850
• − Property taxes: −$1,468
• − Insurance: −$790
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$4,596
• Taxable income: $982
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $3,257/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

+22.5% since first listed

12 events — show timeline

• 2026-06-08 Pending — MLSU
• 2026-06-04 Price Changed $158,000 MLSU
• 2026-05-11 Listed $166,000 MLSU
• 2026-02-09 Sold (Public Records) $161,345 Public Records
• 2024-06-28 Rental Removed $1,500 APPFOLIO
• 2024-06-26 Listed for Rent $1,500 APPFOLIO
• 2024-06-16 Rental Removed $1,500 APPFOLIO
• 2024-05-29 Listed for Rent $1,500 APPFOLIO
• 2023-04-18 Sold (Public Records) — Public Records
• 2023-04-17 Sold (MLS) — MLSU
• 2023-04-04 Pending — MLSU
• 2023-03-20 Listed $129,000 MLSU

Property tax history

+1.9%/yr

Latest (2025): $1,468 · +6.3% YoY. Source: county tax records.