988 Kaimuki Ct · Diamondhead, MS 39525

$189,999

3 bd · 2.0 ba · 912 sqft · SingleFamily public records · 76 Days on market

Built 1999 0.48 ac lot $208/sqft · 23% above area Est $223k · 15% under ↓ 16% 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 +20.9/30.0
• ARV discount +14.2/15.0
• DSCR +6.7/10.0
• 1% rule +4.1/10.0
• 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

Wonderfully updated home on quiet caul de sac. 3 bedroom 2 bath ''like new'' residence on huge roughly half acre lot. This house shows beautifully so I would hurry so you don't miss it!!

Key facts

• 0.48 acre lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (8.6% below list).
• Recommended offer: $174k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.8% 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: schools C-, amenities F, commute 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.
• Market conditions: 246 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($179k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,734 (8.6% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.91% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 9.1

CMA / ARV

• ARV (median comp): $223,098
• List price: $189,999
• Delta: -14.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9726 Limu Pl	0.43mi	2/1.0 (-1)	988 (+8%)	9mo	$134,900	$137	49
10734 Lilinoe Way	0.57mi	2/1.0 (-1)	988 (+8%)	18mo	$129,000	$131	35

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: -7.2%
• Equity multiple: 0.74×
• Total profit: $-14,070
• Equity at exit: $28,329

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $8,998
• Equity at exit: $16,428

Cash invested: $53,200 (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: 246
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $264

Break-even live

Break-even rent $1,403

Max offer price $189,999

Occupancy floor 80%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-13
   price $189,999 188-char remark

   Show marketing remark (188 chars)

   Wonderfully updated home on quiet caul de sac. 3 bedroom 2 bath ''like new'' residence on huge roughly half acre lot. This house shows beautifully so I would hurry so you don't miss it!!

2. 2026-04-12
   price $199,999 188-char remark

   Show marketing remark (188 chars)

   Wonderfully updated home on quiet caul de sac. 3 bedroom 2 bath ''like new'' residence on huge roughly half acre lot. This house shows beautifully so I would hurry so you don't miss it!!

3. 2026-03-31
   price $209,000 188-char remark

   Show marketing remark (188 chars)

   Wonderfully updated home on quiet caul de sac. 3 bedroom 2 bath ''like new'' residence on huge roughly half acre lot. This house shows beautifully so I would hurry so you don't miss it!!

4. 2026-03-05
   listed $227,500 Active 188-char remark

   Show marketing remark (188 chars)

   Wonderfully updated home on quiet caul de sac. 3 bedroom 2 bath ''like new'' residence on huge roughly half acre lot. This house shows beautifully so I would hurry so you don't miss it!!

5. 2024-04-08
   soldstatus
6. 1999-09-09
   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: $395 · $33/mo
• Projected year-2 tax: $1,501 · $125/mo
• Expected delta: +$1,106/yr (+$92/mo · 280.0%)

ⓘ 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 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,848
• − Mortgage interest: −$10,643
• − Property taxes: −$395
• − Insurance: −$950
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$5,527
• Taxable loss: −$3
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $3,169/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

-16.5% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $189,999 MLSU
• 2026-04-12 Price Changed $199,999 MLSU
• 2026-03-31 Price Changed $209,000 MLSU
• 2026-03-05 Listed $227,500 MLSU
• 2024-04-08 Sold (Public Records) — Public Records
• 1999-09-09 Sold (Public Records) — Public Records

Property tax history

-13.0%/yr

Latest (2025): $395 · -80.3% YoY. Source: county tax records.