3304 N 8th St · Gulf Park Estates, MS 39564

$255,000

3 bd · 2.0 ba · 1,662 sqft · SingleFamily public records · 50 Days on market

Built 2000 0.25 ac lot $153/sqft · at area comps Est $280k · 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 +13.5/30.0
• ARV discount +11.5/15.0
• Schools +5.3/10.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

100% financing available through USDA! NO FLOOD INSURANCE REQUIRED! Gorgeous brick home completely remodeled! Located in the front of a desired neighborhood near the middle school and high school. This home impresses with all new LED light fixtures (with adjustable settings), plumbing fixtures, granite countertops with a beautiful farmhouse sink, new flooring in bedrooms, stainless appliances, brand new garage door, fresh new paint throughout, tray ceilings and beautiful landscaping! Enjoy the privacy of your fenced off backyard, and entertain on the screened in back patio! A/C unit only a year old with a parts warranty that transfers to buyer. This home is close to boat launches and fishing docks!!! This home is a must see, and WILL NOT LAST in todays market!

Key facts

• New carpet
• Screened back patio
• Granite countertops

Tags

• NEW FENCE
• NEW CARPET
• SCREENED BACK PATIO
• GRANITE COUNTERTOPS
• BRICK FIRE PLACE

Property features AI

Finance

• HOA & community: Community offers boating and fishing; Near entertainment and restaurants

Exterior

• Parking: 2-car garage; Driveway; Garage door opener
• Security: Prewired for security; Security system
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One level
• Construction: Brick veneer exterior; Slab foundation; Architectural shingle roof; Built by owner (year built source: owner)
• Exterior features: Patio; Porch; Rain gutters; Front yard fencing; Fenced lot

Interior

• Kitchen: Dishwasher; Disposal; Oven; Refrigerator; Stone countertops
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric heat pump); Central air conditioning (electric)
• Interior features: Ceiling fans; Smart home features; Special wiring; Stone countertops; Walk-in closets; Window treatments; Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $8 ($98/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 $207k (18.9% below list).
• Recommended offer: $207k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.2% in Gulf Park Estates — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: health & safety D+, amenities F, 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.
• Zoned schools: Magnolia Park Elementary (math 62% / reading 52%, grade C+, #37 of 375 statewide, top 10%, 635 students, 100% FRL); Ocean Springs Middle School (math 66% / reading 61%, grade B+, #3 of 179 statewide, top 2%, 967 students, 100% FRL); Ocean Springs High School (math 77% / reading 64%, grade B+, #1 of 197 statewide, top 0%, 1,899 students, 100% FRL) — zoned schools average 100% FRL vs 33% district-wide (67 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,917 (18.9% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (median comp): $279,739
• List price: $255,000
• Delta: -8.84%
• 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
3212 N 5th St	0.27mi	3/2.0	1,641 (-1%)	0mo	$249,900	$152	85
3300 N 9th St	0.11mi	3/2.0	1,858 (+12%)	2mo	$315,000	$170	73
3301 N 7th St	0.10mi	4/2.0 (+1)	1,829 (+10%)	6mo	$275,000	$150	68
3424 N 5th St	0.31mi	3/2.0	1,502 (-10%)	4mo	$245,000	$163	66
3524 N 8th St	0.28mi	4/2.0 (+1)	1,835 (+10%)	2mo	$275,000	$150	63
3717 Tangerine St	0.59mi	3/2.0	1,752 (+5%)	2mo	$250,000	$143	62
2713 N 6th St	0.61mi	3/2.0	1,560 (-6%)	2mo	$205,000	$131	60
2621 Beachview Dr	0.66mi	3/2.0	1,752 (+5%)	4mo	$179,500	$102	57
9220 Live Oak Ave	0.45mi	3/2.0	1,462 (-12%)	5mo	$239,900	$164	54
9321 Coconut Dr	0.53mi	3/3.0	1,836 (+10%)	1mo	$270,000	$147	53
9504 Live Oak Ave	0.71mi	3/2.0	1,761 (+6%)	5mo	$224,900	$128	53
2804 Beachview Dr	0.51mi	4/2.5 (+1)	1,798 (+8%)	4mo	$235,000	$131	52

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: -17.9%
• Equity multiple: 0.38×
• Total profit: $-44,315
• Equity at exit: $38,021

10-year hold

• IRR: -13.4%
• Equity multiple: 0.27×
• Total profit: $-51,858
• Equity at exit: $22,048

Cash invested: $71,400 (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 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 714
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$183 /mo · $2,196/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $8

Break-even live

Break-even rent $2,059

Max offer price $255,000

Occupancy floor 95%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3305 N 8th St Ocean Springs, MS	4.0	2.0	1802	$2,250	$1.25	21d	1	0.04mi
8700 Spring Ave Ocean Springs, MS	3.0	2.0	1087	$1,050	$0.97	21d	1	0.56mi
8700 Spring Ave Ocean Springs, MS	3.0	2.0	1087	$1,050	$0.97	44d	1	0.56mi
8712 W Simmons Bayou Dr Ocean Springs, MS	2.0	2.0	1100	$1,900	$1.73	43d	1	1.08mi
106 Booth Cir Ocean Springs, MS	4.0	2.0	2100	$2,500	$1.19	13d	1	1.11mi
9200 Pointe Aux Chenes Rd Unit 1365709P Ocean Springs, MS	3.0	2.0	1420	$5,979	$4.21	13d	1	1.39mi

Listing history 21 events

1. 2026-06-18
   days on market $255,000 Active 50 DOM
2. 2026-06-17
   days on market $255,000 Active 49 DOM
3. 2026-06-16
   days on market $255,000 Active 48 DOM
4. 2026-06-15
   days on market $255,000 Active 47 DOM
5. 2026-06-14
   days on market $255,000 Active 45 DOM
6. 2026-06-13
   days on market $255,000 Active 44 DOM
7. 2026-06-10
   days on market $255,000 Active 42 DOM
8. 2026-06-09
   days on market $255,000 Active 41 DOM
9. 2026-06-08
   days on market $255,000 Active 40 DOM
10. 2026-06-07
    days on market $255,000 Active 39 DOM
11. 2026-06-02
    days on market $255,000 Active 34 DOM
12. 2026-06-01
    days on market $255,000 Active 33 DOM
13. 2026-05-31
    days on market $255,000 Active 32 DOM
14. 2026-05-30
    days on market $255,000 Active 31 DOM
15. 2026-04-26
    listed $255,000 Active 795-char remark
16. 2026-01-12
    historical
17. 2026-01-06
    price $239,900
18. 2025-12-29
    listed $249,000 Active
19. 2020-11-18
    soldstatus
20. 2020-11-13
    soldstatus

    Show marketing remark (770 chars)

    100% financing available through USDA! NO FLOOD INSURANCE REQUIRED! Gorgeous brick home completely remodeled! Located in the front of a desired neighborhood near the middle school and high school. This home impresses with all new LED light fixtures (with adjustable settings), plumbing fixtures, granite countertops with a beautiful farmhouse sink, new flooring in bedrooms, stainless appliances, brand new garage door, fresh new paint throughout, tray ceilings and beautiful landscaping! Enjoy the privacy of your fenced off backyard, and entertain on the screened in back patio! A/C unit only a year old with a parts warranty that transfers to buyer. This home is close to boat launches and fishing docks!!! This home is a must see, and WILL NOT LAST in todays market!

21. 2020-08-01
    listed $195,000

    Show marketing remark (770 chars)

    100% financing available through USDA! NO FLOOD INSURANCE REQUIRED! Gorgeous brick home completely remodeled! Located in the front of a desired neighborhood near the middle school and high school. This home impresses with all new LED light fixtures (with adjustable settings), plumbing fixtures, granite countertops with a beautiful farmhouse sink, new flooring in bedrooms, stainless appliances, brand new garage door, fresh new paint throughout, tray ceilings and beautiful landscaping! Enjoy the privacy of your fenced off backyard, and entertain on the screened in back patio! A/C unit only a year old with a parts warranty that transfers to buyer. This home is close to boat launches and fishing docks!!! This home is a must see, and WILL NOT LAST in todays market!

ⓘ 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: $2,196 · $183/mo
• Projected year-2 tax: $2,196 · $183/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 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $24,830
• − Mortgage interest: −$14,284
• − Property taxes: −$2,196
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$7,418
• Taxable loss: −$4,316
• Est. tax savings @ 24.0%: +$1,036
• After-tax cash flow: $1,134/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

• Census place: Gulf Park Estates, MS
• 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

+30.8% since first listed

9 events — show timeline

• 2026-05-21 Relisted — MLSU
• 2026-05-19 Listing Removed — MLSU
• 2026-04-26 Listed $255,000 MLSU
• 2026-01-12 Listing Removed — MLSU
• 2026-01-06 Price Changed $239,900 MLSU
• 2025-12-29 Listed $249,000 MLSU
• 2020-11-18 Sold (Public Records) — Public Records
• 2020-11-13 Sold (MLS) — MLSU
• 2020-08-01 Listed $195,000 MLSU

Property tax history

+1.8%/yr

Latest (2023): $2,196 · +1.2% YoY. Source: county tax records.