6836 Sweetclover Dr · Gulf Park Estates, MS 39564

$285,000

4 bd · 2.0 ba · 1,867 sqft · SingleFamily public records · 44 Days on market

Built 2017 7,840 sqft lot $153/sqft · 8% below area Est $309k · 8% under $21/mo HOA · 1% of rent

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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 +16.5/30.0
• ARV discount +11.0/15.0
• Schools +5.3/10.0
• DSCR +5.1/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the highly sought-after Ocean Springs School District, this 4-bedroom, 2-bath home offers a thoughtful layout and comfortable living throughout. A welcoming foyer leads into an open living area with tray ceilings, seamlessly connecting to the kitchen and dining space--ideal for both everyday living and entertaining. The kitchen features granite countertops, a functional island, ample cabinetry, and a generous pantry. The adjacent dining area provides direct access to the covered back patio and fully fenced backyard, creating an easy indoor-outdoor flow. The private primary suite is tucked away at the rear of the home and offers a peaceful retreat, complete with a well-designed ensuite bath featuring a double vanity, garden soaking tub, separate walk-in shower, private water closet, and a spacious walk-in closet. Three additional guest bedrooms are positioned toward the front of the home, offering flexibility for family, guests, or office space. Additional highlights include LVP flooring in main living areas, carpet in bedrooms for comfort, an interior laundry room, double car garage, front and back porches and gutters. This home combines functionality, comfort, and location--just a short drive to local amenities, schools, and the Mississippi Gulf Coast beaches.

Key facts

• Generous pantry
• Functional island
• Open living area

Tags

• OPEN LIVING AREA
• GRANITE COUNTERTOPS
• FUNCTIONAL ISLAND
• GENEROUS PANTRY
• COVERED BACK PATIO
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $247k (13.3% below list).
• Recommended offer: $247k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.2% in Gulf Park Estates — 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 70/100 on livability (#43 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, amenities 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); 714 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 38% of the median local income ($79k/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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,196 (13.3% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.55%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (median comp): $309,038
• List price: $285,000
• Delta: -7.78%
• 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
6821 Sweetclover Dr	0.08mi	4/2.0	1,886 (+1%)	1mo	$269,900	$143	93
7348 Shearwater Way	0.23mi	4/2.0	1,835 (-2%)	8mo	$259,000	$141	80
6825 Sweetclover Dr	0.07mi	4/2.0	2,098 (+12%)	3mo	$304,999	$145	74
116 Saltmeadow Cir	0.44mi	4/2.0	1,828 (-2%)	4mo	$250,000	$137	72
6896 Sweetclover Dr	0.16mi	4/2.0	2,094 (+12%)	3mo	$294,000	$140	70
6911 Pinehurst Dr	0.34mi	3/2.0 (-1)	1,690 (-10%)	1mo	$245,000	$145	63
63 Saltmeadow Cir	0.37mi	3/2.0 (-1)	1,685 (-10%)	1mo	$285,000	$169	61
7001 Red Bud Ln	0.49mi	3/2.0 (-1)	1,654 (-11%)	1mo	$219,900	$133	52
6800 Oakhurst Dr	0.51mi	3/2.0 (-1)	1,680 (-10%)	5mo	$189,999	$113	50
6900 Red Bud Ln	0.50mi	3/2.0 (-1)	1,677 (-10%)	7mo	$242,500	$145	49
112 Brackish Pl	0.64mi	3/2.0 (-1)	1,731 (-7%)	6mo	$281,000	$162	48
7117 Oakhurst Dr	0.57mi	3/2.0 (-1)	1,605 (-14%)	2mo	$185,000	$115	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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-39,599
• Equity at exit: $42,494

10-year hold

• IRR: -8.0%
• Equity multiple: 0.53×
• Total profit: $-37,292
• Equity at exit: $24,642

Cash invested: $79,800 (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: 714
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,472 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$149 /mo · $1,789/yr
• Insurance: −$119
• HOA: −$21
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $169

Break-even live

Break-even rent $2,257

Max offer price $285,000

Occupancy floor 88%

Sensitivity live

Price	-10% $331	-5% $250	+0% $169	+5% $89	+10% $8
Rent	-10% $-26	-5% $72	+0% $169	+5% $267	+10% $365
Rate	-1.0pp $313	-0.5pp $242	base $169	+0.5pp $96	+1.0pp $21

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Carraway Cv Ocean Springs, MS	4.0	3.0	2486	$2,800	$1.13	14d	1	0.23mi
1070 Brackish Pl Ocean Springs, MS	4.0	2.5	2353	$2,500	$1.06	14d	1	0.26mi
6453 Chickory Way Ocean Springs, MS	4.0	2.5	2516	$2,500	$0.99	44d	1	0.29mi
62 Tantallon Dr Ocean Springs, MS	4.0	2.0	1966	$2,450	$1.25	14d	1	0.41mi
413 Sturnidae Cv Ocean Springs, MS	3.0	2.0	1676	$1,900	$1.13	45d	1	0.54mi
8001 Westwood Cir Ocean Springs, MS	3.0–5.0	2.0–3.0	1996	$2,425	$1.21	14d	1	0.58mi
1632 Emerald Lakes Dr Ocean Springs, MS	3.0–4.0	2.0	1585	$2,350	$1.48	14d	1	0.63mi
1608 Hunt St Ocean Springs, MS	3.0	2.0	1550	$1,700	$1.10	44d	1	0.93mi
6717 Belle Fontaine Dr Unit 1032111P Ocean Springs, MS	3.0	3.0	1991	$7,902	$3.97	14d	1	1.24mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: water

Listing history 14 events

1. 2026-05-30
   statusdays on market $285,000 Pending 44 DOM
2. 2026-04-16
   listed $285,000 Active 1296-char remark

   Show marketing remark (1296 chars)

   Located in the highly sought-after Ocean Springs School District, this 4-bedroom, 2-bath home offers a thoughtful layout and comfortable living throughout. A welcoming foyer leads into an open living area with tray ceilings, seamlessly connecting to the kitchen and dining space--ideal for both everyday living and entertaining. The kitchen features granite countertops, a functional island, ample cabinetry, and a generous pantry. The adjacent dining area provides direct access to the covered back patio and fully fenced backyard, creating an easy indoor-outdoor flow. The private primary suite is tucked away at the rear of the home and offers a peaceful retreat, complete with a well-designed ensuite bath featuring a double vanity, garden soaking tub, separate walk-in shower, private water closet, and a spacious walk-in closet. Three additional guest bedrooms are positioned toward the front of the home, offering flexibility for family, guests, or office space. Additional highlights include LVP flooring in main living areas, carpet in bedrooms for comfort, an interior laundry room, double car garage, front and back porches and gutters. This home combines functionality, comfort, and location--just a short drive to local amenities, schools, and the Mississippi Gulf Coast beaches.

3. 2024-09-24
   historical $2,100
4. 2024-09-03
   listed $2,100
5. 2024-09-01
   historical $2,100
6. 2024-07-19
   price $2,100
7. 2024-07-05
   price $2,200
8. 2024-06-11
   listed $2,300
9. 2018-10-03
   historical
10. 2018-06-29
    listed $195,825
11. 2018-06-02
    historical
12. 2018-06-01
    listed $195,825
13. 2018-05-30
    soldstatus
14. 2017-07-22
    listed $195,900

ⓘ 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: $1,789 · $149/mo
• Projected year-2 tax: $2,252 · $188/mo
• Expected delta: +$463/yr (+$39/mo · 25.9%)

ⓘ 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) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,664
• − Mortgage interest: −$15,964
• − Property taxes: −$1,789
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,373
• − Management: −$2,373
• − HOA: −$252
• − Depreciation: −$8,291
• Taxable loss: −$2,803
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $2,707/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 — Gulf Park Estates

• Score: 70/100
• State rank: #43
• US rank: #7955

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety D+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson County · 82,196 people
• 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

+45.5% since first listed

13 events — show timeline

• 2026-04-16 Listed $285,000 MLSU
• 2024-09-24 Rental Removed $2,100 MLSU
• 2024-09-03 Listed for Rent $2,100 MLSU
• 2024-09-01 Rental Removed $2,100 MLSU
• 2024-07-19 Price Changed $2,100 MLSU
• 2024-07-05 Price Changed $2,200 MLSU
• 2024-06-11 Listed for Rent $2,300 MLSU
• 2018-10-03 Listing Removed — MLSU
• 2018-06-29 Listed $195,825 MLSU
• 2018-06-02 Listing Removed — MLSU
• 2018-06-01 Listed $195,825 MLSU
• 2018-05-30 Sold (MLS) — MLSU
• 2017-07-22 Listed $195,900 MLSU

Property tax history

+22.0%/yr

Latest (2025): $1,789 · +5.9% YoY. Source: county tax records.