1276 Century Oaks Dr Unit A · Gulfport, MS 39507

$230,000

3 bd · 3.0 ba · 1,156 sqft · Townhouse · 226 Days on market

Built 2006 Fair condition 1,742 sqft lot $199/sqft · 9% below area Est $253k · 9% under

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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 +11.6/30.0
• ARV discount +11.5/15.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Schools +3.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your next dream investment or coastal getaway with this stunning 3-bedroom, 3-bathroom townhouse just a short stroll from the beach! Enjoy relaxing mornings on your private patio, peaceful walks to the beach, and the vibrant coastal lifestyle this location offers. With easy access to local shops, restaurants, and attractions, this property is not only a beautiful home but also a smart addition to your investment portfolio.

Key facts

• Private patio
• Built 2006
• Listed 225 days

Tags

• PRIVATE PATIO
• EASY ACCESS TO LOCAL SHOPS
• SHORT STROLL FROM THE BEACH

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-72 ($-865/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (16.5% below list).
• Recommended offer: $192k (16.5% 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; 20 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 226 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $192,077 (16.5% 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 226 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.84% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $252,630
• List price: $230,000
• Delta: -8.96%
• 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	0.07mi	3/3.0	1,156 (0%)	3mo	$220,000	$190	94
1121 Century Oaks Dr Unit C	0.07mi	3/3.0	1,314 (+14%)	1mo	$189,000	$144	73
1200 Beach Dr #503	0.21mi	2/2.0 (-1)	1,277 (+10%)	2mo	$299,000	$234	62
1200 Beach Dr #401	0.21mi	2/2.0 (-1)	1,248 (+8%)	8mo	$300,000	$240	62
1200 Beach Dr #801	0.21mi	2/2.0 (-1)	1,248 (+8%)	8mo	$349,500	$280	61
1225 Century Oaks Dr Unit C	0.09mi	3/3.0	1,327 (+15%)	15mo	$229,900	$173	59
1200 Beach Dr #202	0.21mi	2/2.0 (-1)	1,277 (+10%)	8mo	$259,000	$203	57
1200 Beach Dr #1101	0.21mi	2/2.0 (-1)	1,248 (+8%)	20mo	$349,500	$280	52
1200 Beach Dr #501	0.21mi	2/2.0 (-1)	1,248 (+8%)	20mo	$324,500	$260	51
1200 Beach Dr #1103	0.21mi	2/2.0 (-1)	1,277 (+10%)	23mo	$355,000	$278	45
137 Markham Dr Unit C	0.42mi	3/2.0	1,287 (+11%)	19mo	$231,900	$180	42
14 Independence Dr #14	0.59mi	2/1.5 (-1)	1,311 (+13%)	1mo	$165,000	$126	38

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: -17.1%
• Equity multiple: 0.39×
• Total profit: $-39,366
• Equity at exit: $34,294

10-year hold

• IRR: -6.8%
• Equity multiple: 0.54×
• Total profit: $-29,691
• Equity at exit: $19,886

Cash invested: $64,400 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-72

Break-even live

Break-even rent $2,012

Max offer price $219,571

Occupancy floor 99%

Sensitivity live

Price	-10% $87	-5% $7	+0% $-72	+5% $-152	+10% $-231
Rent	-10% $-224	-5% $-148	+0% $-72	+5% $4	+10% $80
Rate	-1.0pp $44	-0.5pp $-14	base $-72	+0.5pp $-132	+1.0pp $-192

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	45d	1	0.03mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	45d	1	0.06mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	45d	1	0.08mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	45d	1	0.09mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	45d	1	0.10mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	23d	1	0.11mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	45d	1	0.16mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	23d	1	0.20mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	23d	1	0.24mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	15d	1	0.61mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	23d	1	0.93mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	23d	1	1.16mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	23d	1	1.34mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	23d	1	1.41mi
1956 E Pass Rd Gulfport, MS	2.0	1.0	900	$950	$1.06	45d	1	1.44mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	45d	1	1.45mi
2228 Beach Dr #506 Gulfport, MS	2.0	2.0	1164	$2,995	$2.57	45d	1	1.48mi
2228 Beach Dr Gulfport, MS	2.0	2.0	1279	$2,895	$2.26	23d	1	1.48mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	45d	1	1.49mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	23d	1	1.50mi

Listing history 13 events

1. 2026-06-08
   pricedays on market $230,000 Active 226 DOM
2. 2026-06-07
   days on market $250,000 Active 225 DOM
3. 2026-06-05
   days on market $250,000 Active 222 DOM
4. 2026-06-02
   days on market $250,000 Active 220 DOM
5. 2026-06-01
   days on market $250,000 Active 219 DOM
6. 2026-05-31
   days on market $250,000 Active 218 DOM
7. 2026-05-30
   days on market $250,000 Active 217 DOM
8. 2025-10-23
   listed $250,000 Active 435-char remark

   Show marketing remark (435 chars)

   Discover your next dream investment or coastal getaway with this stunning 3-bedroom, 3-bathroom townhouse just a short stroll from the beach! Enjoy relaxing mornings on your private patio, peaceful walks to the beach, and the vibrant coastal lifestyle this location offers. With easy access to local shops, restaurants, and attractions, this property is not only a beautiful home but also a smart addition to your investment portfolio.

9. 2022-05-19
   soldstatus Closed 1258-char remark

   Show marketing remark (1258 chars)

   LOCATION is EVERYTHING! Steps Away from the Soft & Beautiful MS Gulf Coast Sandy Beaches! Fully Furnished turn-key ready coastal-style townhome is in a gated community. Owners used this as their second home so well-maintained since 2011 and completely redone in 2016, so hardly used over the years (snowbirds). 3 Bed/3 Full Bathrooms; downstairs queen bedroom w/ adjacent bathroom (w/ stackable full size washer and dryer-no agitator), and 1 queen and 1 king bedroom upstairs w/ private bath. Ceramic tile and fairly new Berber carpet throughout. The beautiful private patio is PERFECT to escape to grill and/or entertain. (2) Assigned Parking Spots. HOA covers maintaining the grounds, gated salt water pool, gated community, dog park, pest service and more. Conveniently located near gym, grocery stores, retail shopping, military bases and much more! One Stop Destination! We are known for our ''Secret Coast'' (gulfcoast.org) so whether you have interest in living here full-time or part time (short term rentals-permitted) it's a great place to call your, Beach Home! Seller can provide all warranties for kitchen appliances and washer/dryer (all like-new). **Excellent rental income producing investment or a perfect second home getaway!

10. 2022-03-29
    status Pending 1258-char remark

    Show marketing remark (1258 chars)

    LOCATION is EVERYTHING! Steps Away from the Soft & Beautiful MS Gulf Coast Sandy Beaches! Fully Furnished turn-key ready coastal-style townhome is in a gated community. Owners used this as their second home so well-maintained since 2011 and completely redone in 2016, so hardly used over the years (snowbirds). 3 Bed/3 Full Bathrooms; downstairs queen bedroom w/ adjacent bathroom (w/ stackable full size washer and dryer-no agitator), and 1 queen and 1 king bedroom upstairs w/ private bath. Ceramic tile and fairly new Berber carpet throughout. The beautiful private patio is PERFECT to escape to grill and/or entertain. (2) Assigned Parking Spots. HOA covers maintaining the grounds, gated salt water pool, gated community, dog park, pest service and more. Conveniently located near gym, grocery stores, retail shopping, military bases and much more! One Stop Destination! We are known for our ''Secret Coast'' (gulfcoast.org) so whether you have interest in living here full-time or part time (short term rentals-permitted) it's a great place to call your, Beach Home! Seller can provide all warranties for kitchen appliances and washer/dryer (all like-new). **Excellent rental income producing investment or a perfect second home getaway!

11. 2022-03-23
    listed $259,000 Active 1258-char remark

    Show marketing remark (1258 chars)

    LOCATION is EVERYTHING! Steps Away from the Soft & Beautiful MS Gulf Coast Sandy Beaches! Fully Furnished turn-key ready coastal-style townhome is in a gated community. Owners used this as their second home so well-maintained since 2011 and completely redone in 2016, so hardly used over the years (snowbirds). 3 Bed/3 Full Bathrooms; downstairs queen bedroom w/ adjacent bathroom (w/ stackable full size washer and dryer-no agitator), and 1 queen and 1 king bedroom upstairs w/ private bath. Ceramic tile and fairly new Berber carpet throughout. The beautiful private patio is PERFECT to escape to grill and/or entertain. (2) Assigned Parking Spots. HOA covers maintaining the grounds, gated salt water pool, gated community, dog park, pest service and more. Conveniently located near gym, grocery stores, retail shopping, military bases and much more! One Stop Destination! We are known for our ''Secret Coast'' (gulfcoast.org) so whether you have interest in living here full-time or part time (short term rentals-permitted) it's a great place to call your, Beach Home! Seller can provide all warranties for kitchen appliances and washer/dryer (all like-new). **Excellent rental income producing investment or a perfect second home getaway!

12. 2006-07-28
    soldstatus
13. 2005-04-18
    listed $142,900

ⓘ 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: $23,049
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$6,691
• Taxable loss: −$4,813
• Est. tax savings @ 24.0%: +$1,155
• After-tax cash flow: $290/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 · 9 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 3-bathroom townhouse requires moderate repairs and maintenance to improve its condition and value. Key updates include painting interior walls and replacing kitchen cabinets.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard, no visible issues
• Minor landscaping — some overgrown areas

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace kitchen cabinets — modernizes kitchen
• Both landscaping — enhances curb appeal and creates a welcoming environment

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard, no visible issues	Minor	$500–3,000
landscaping · some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace kitchen cabinets — modernizes kitchen ↑
• Both landscaping — enhances curb appeal and creates a welcoming environment ↑

ⓘ 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: 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

+74.9% since first listed

6 events — show timeline

• 2025-10-23 Listed $250,000 MLSU
• 2022-05-19 Sold (MLS) — MLSU
• 2022-03-29 Pending — MLSU
• 2022-03-23 Listed $259,000 MLSU
• 2006-07-28 Sold (MLS) — MLSU
• 2005-04-18 Listed $142,900 MLSU