1276 Century Oaks Dr Unit B · Gulfport, MS 39507

$229,900

3 bd · 3.0 ba · 1,283 sqft · Condo · 449 Days on market

Built 2006 Good condition $179/sqft · 10% below area Est $255k · 10% under $165/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 +11.9/15.0
• Cash flow +9.3/30.0
• Schools +4.8/10.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• DSCR +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL TOWNHOUSE BY THE BEACH*WELL MAINTAINED HOME IN A GATED COMMUNITY*THE POOL IS A SHORT DISTANCE ACROSS THE PARKING LOT OR RELAX ON THE BEACH*THIS UNIT HAS BEEN USED AS A SHORT TERM RENTAL WITH MUCH SUCCESS*IT WOULD MAKE A GREAT RENTAL OR A PERFECT HOME BY THE BEACH*CLOSE TO THE MALL, SHOPPING & ENTERTAINMENT*STRAIGHT UP COWAN RD TO THE I-10 INTERSTATE, NOT FAR TO HWY 49 & DOWNTOWN GULFPORT OR BILOXI'S CASINOS*COWAN RD IS THE CENTER OF THE COASTAL AREA & CONVENIENT TO EVERYTHING THE COAST HAS TO OFFER*FURNITURE IS NOT INCLUDED WITH SALE BUT IS NEGOTIABLE*

Key facts

• Gated community
• $165 HOA
• 2 parking spots

Tags

• GATED COMMUNITY
• SHORT WALK TO THE BEACH

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (12.6% below list).
• Recommended offer: $201k (12.6% 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); 357 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 44% 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 449 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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: major 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 $200,905 (12.6% 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 449 days. Have you received any prior offers? Is the seller open to a 13% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.11%
• DSCR: 0.86
• GRM: 9.5

CMA / ARV

• ARV (median comp): $255,111
• List price: $229,900
• Delta: -9.88%
• 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
306 Cowan Rd	0.17mi	3/2.0	1,506 (+17%)	2mo	$300,000	$199	62
760 Hunters Glen Ln	0.21mi	3/1.5	1,000 (-22%)	2mo	$183,990	$184	58
19 31st St	1.02mi	3/1.0	1,287 (+0%)	1mo	$186,500	$145	56
654 Tegarden Rd	0.72mi	3/2.0	1,225 (-4%)	2mo	$221,900	$181	54
1311 Redfish Dr	0.36mi	3/2.0	1,561 (+22%)	2mo	$291,620	$187	52
38 30th St	1.15mi	3/1.0	1,251 (-2%)	1mo	$135,000	$108	52
1325 Harrison Rd	1.46mi	2/2.0 (-1)	1,357 (+6%)	2mo	$169,900	$125	44
1321 Foxwood Pl	1.39mi	2/2.5 (-1)	1,162 (-9%)	1mo	$149,000	$128	42
1322 Foxwood Pl	1.42mi	2/2.5 (-1)	1,162 (-9%)	2mo	$120,000	$103	40
2228 Beach Dr #704	1.46mi	2/2.0 (-1)	1,164 (-9%)	2mo	$339,900	$292	39
2412 Collins Blvd	0.77mi	3/2.0	1,525 (+19%)	1mo	$165,000	$108	35
2 Creole Cv	1.41mi	3/2.0	1,508 (+18%)	3mo	$354,000	$235	34

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: -19.9%
• Equity multiple: 0.30×
• Total profit: $-45,156
• Equity at exit: $34,279

10-year hold

• IRR: -9.9%
• Equity multiple: 0.35×
• Total profit: $-41,595
• Equity at exit: $19,878

Cash invested: $64,372 (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: 357
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,009 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$165
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-167

Break-even live

Break-even rent $2,220

Max offer price $205,787

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-87	+0% $-167	+5% $-246	+10% $-326
Rent	-10% $-325	-5% $-246	+0% $-167	+5% $-87	+10% $-8
Rate	-1.0pp $-51	-0.5pp $-108	base $-167	+0.5pp $-226	+1.0pp $-287

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: $57,475
• Closing costs: $6,897
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	93d	1	0.03mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	93d	1	0.06mi
1215 Ocean View Dr Gulfport, MS	3.0	2.0	1710	$2,895	$1.69	70d	1	0.07mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	93d	1	0.08mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	93d	1	0.09mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	93d	1	0.10mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	70d	1	0.11mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	93d	1	0.16mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	70d	1	0.20mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	70d	1	0.24mi
153 Markham Dr Gulfport, MS	3.0	2.0	1650	$3,000	$1.82	93d	1	0.41mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	63d	1	0.61mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	70d	1	0.93mi
954 Old Towne St Gulfport, MS	3.0	2.0	1533	$1,900	$1.24	63d	1	1.06mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	70d	1	1.16mi
2420 Demaret Dr Gulfport, MS	4.0	2.0	1600	$1,800	$1.12	93d	1	1.32mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	70d	1	1.34mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	70d	1	1.41mi
1956 E Pass Rd Gulfport, MS	2.0	1.0	900	$950	$1.06	93d	1	1.44mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	93d	1	1.45mi
2228 Beach Dr Gulfport, MS	2.0	2.0	1279	$2,895	$2.26	70d	1	1.48mi
2228 Beach Dr #506 Gulfport, MS	2.0	2.0	1164	$2,995	$2.57	93d	1	1.48mi
2230 Beach Dr Gulfport, MS	3.0	3.0	1852	$3,195	$1.73	93d	1	1.49mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	93d	1	1.49mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	70d	1	1.50mi

HOA detail $165/mo · $1,980/yr condo

• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $229,900 Active 449 DOM
2. 2026-08-07
   days on market $229,900 Active 448 DOM
3. 2026-08-06
   days on market $229,900 Active 447 DOM
4. 2026-08-05
   days on market $229,900 Active 446 DOM
5. 2026-08-04
   days on market $229,900 Active 445 DOM
6. 2026-08-03
   days on market $229,900 Active 444 DOM
7. 2026-07-31
   days on market $229,900 Active 441 DOM
8. 2026-07-30
   days on market $229,900 Active 440 DOM
9. 2026-07-29
   days on market $229,900 Active 439 DOM
10. 2026-07-27
    days on market $229,900 Active 437 DOM
11. 2026-07-25
    days on market $229,900 Active 435 DOM
12. 2026-07-24
    days on market $229,900 Active 434 DOM
13. 2026-07-23
    days on market $229,900 Active 433 DOM
14. 2026-07-22
    days on market $229,900 Active 432 DOM
15. 2026-07-21
    days on market $229,900 Active 431 DOM
16. 2026-07-18
    days on market $229,900 Active 428 DOM
17. 2026-07-16
    days on market $229,900 Active 426 DOM
18. 2026-07-16
    days on market $229,900 Active 425 DOM
19. 2026-07-14
    days on market $229,900 Active 424 DOM
20. 2026-07-13
    days on market $229,900 Active 423 DOM
21. 2026-07-12
    days on market $229,900 Active 422 DOM
22. 2026-07-11
    days on market $229,900 Active 421 DOM
23. 2026-07-10
    days on market $229,900 Active 420 DOM
24. 2026-07-09
    days on market $229,900 Active 419 DOM
25. 2026-07-08
    days on market $229,900 Active 418 DOM
26. 2026-07-07
    days on market $229,900 Active 417 DOM
27. 2026-07-06
    days on market $229,900 Active 416 DOM
28. 2026-07-05
    days on market $229,900 Active 415 DOM
29. 2026-07-04
    days on market $229,900 Active 414 DOM
30. 2026-07-03
    days on market $229,900 Active 413 DOM
31. 2026-07-02
    days on market $229,900 Active 412 DOM
32. 2026-07-01
    days on market $229,900 Active 411 DOM
33. 2026-06-30
    days on market $229,900 Active 410 DOM
34. 2026-06-29
    days on market $229,900 Active 409 DOM
35. 2026-06-28
    days on market $229,900 Active 408 DOM
36. 2026-06-28
    days on market $229,900 Active 407 DOM
37. 2026-06-27
    days on market $229,900 Active 406 DOM
38. 2026-06-25
    days on market $229,900 Active 404 DOM
39. 2026-06-23
    days on market $229,900 Active 402 DOM
40. 2026-06-22
    days on market $229,900 Active 401 DOM
41. 2026-06-18
    days on market $229,900 Active 398 DOM
42. 2026-06-17
    days on market $229,900 Active 397 DOM
43. 2026-06-16
    days on market $229,900 Active 396 DOM
44. 2026-06-15
    days on market $229,900 Active 395 DOM
45. 2026-06-14
    days on market $229,900 Active 393 DOM
46. 2026-06-13
    days on market $229,900 Active 392 DOM
47. 2026-06-10
    days on market $229,900 Active 390 DOM
48. 2026-06-09
    days on market $229,900 Active 389 DOM
49. 2026-06-08
    days on market $229,900 Active 388 DOM
50. 2026-06-07
    days on market $229,900 Active 387 DOM

ⓘ 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 6/10 Major FEMA zone X (shaded) · 75% 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: $24,109
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − HOA: −$1,980
• − Depreciation: −$6,688
• Taxable loss: −$5,893
• Est. tax savings @ 24.0%: +$1,414
• After-tax cash flow: $-585/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 · 6 photos

Good 75/100 Cosmetic rehab Est. rehab $6,415–$19,245 screening

This well-maintained townhouse is in good condition with minimal repairs needed. It offers a great rental opportunity or could be a perfect home by the beach.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Anniston Avenue Elementary School C- MS #53/375 Nat'l #11,114/41,679 Middle Bayou View Middle School C MS #27/179 Nat'l #3,192/14,009 High Gulfport High School F MS #54/197 Nat'l #8,724/17,239

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

B Composite livability gradescore 73/100

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 · 228,444 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: 8% of renters

---

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

+410.9% since first listed

6 events — show timeline

• 2026-02-12 Price Changed $229,900 MLSU
• 2025-05-16 Listed $235,000 MLSU
• 2021-09-15 Listing Removed — MLSU
• 2019-09-05 Listed $135,000 MLSU
• 2012-02-24 Sold (MLS) — MLSU
• 2011-12-05 Listed $45,000 MLSU