6001 Penni Ln · Gulf Hills, MS 39564

$412,000

4 bd · 4.0 ba · 2,817 sqft · SingleFamily public records · 66 Days on market

Built 2022 0.25 ac lot $146/sqft · at area comps Est $425k · at est. $33/mo HOA · 1% of rent

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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 +10.3/30.0
• ARV discount +8.9/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully designed Camden Plan located in the desirable Talla Point community of Ocean Springs. If you're looking for a muti generational layout, workspace or studio, THIS IS IT! The Camden plan doesn't come around often, and finding one is a rare opportunity!! Offering over 2,700 sq ft of thoughtfully designed living space, this exceptional 4-bedroom 3 and a half bath home combines comfort, functionality and privacy. A standout feature of this home is the private mother-in-law suite, complete with its own en-suite bathroom and pre-plumbing for a kitchenette-making it an ideal setup for extended family, guests, or even a semi-independent living space. Inside, you'll find spacious living areas enhanced by elegant tray ceilings that add architectural interest and sophistication. The open-concept layout creates a seamless flow, perfect for both everyday living and entertaining. The heart of the home is the chef-inspired kitchen featuring beautiful granite countertops, a farmhouse sink a new stove, and a spacious pantry. With abundant cabinetry and expansive counter space, the kitchen offers both style and functionality while opening seamlessly to the main living area-perfect for entertaining or everyday living. Step outside to a fully fenced backyard that backs up to serene wooded surroundings offering added privacy with no rear neighbors-an ideal setting for relaxing or hosting gatherings. Situated in the highly sought-after community, this home offers the charm and convenience of coastal living, all within close proximity to top rated schools, shopping and entertainment. Don't miss this opportunity to own this versatile and beautifully appointed home. Sellers ARE MOTIVATED, call your favorite REALTOR today for your personal tour!

Key facts

• Spacious pantry
• Farmhouse sink
• En-suite bathroom

Tags

• PRIVATE MOTHER-IN-LAW SUITE
• EN-SUITE BATHROOM
• CHEF-INSPIRED KITCHEN
• GRANITE COUNTERTOPS
• FARMHOUSE SINK
• SPACIOUS PANTRY

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $412k.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $372k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (26.4% below list).
• Recommended offer: $303k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.5% in Gulf Hills — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#38 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• At $3,033/mo this rent would consume 46% of the median local household income ($79k/yr) (locally 734% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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; moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $303,258 (26.4% 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 66 days. Have you received any prior offers? Is the seller open to a 26% 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. 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 F-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: 0.74% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 11.3

CMA / ARV

• ARV (median comp): $424,813
• List price: $412,000
• Delta: -3.02%
• 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
6033 Salt Bush Dr	0.23mi	5/3.0 (+1)	2,720 (-3%)	2mo	$407,909	$150	72
6028 Cardona Dr	0.24mi	5/3.0 (+1)	2,720 (-3%)	2mo	$410,200	$151	72
6004 Penni Ln	0.04mi	4/3.0	2,519 (-11%)	6mo	$395,000	$157	72
11705 Wakeland Ct	0.10mi	5/3.0 (+1)	3,076 (+9%)	12mo	$425,190	$138	61
6021 Penni Ln	0.07mi	5/3.0 (+1)	3,141 (+12%)	11mo	$425,000	$135	59
6108 Penni Ln	0.22mi	4/3.5	2,495 (-11%)	12mo	$385,000	$154	59
5813 Moreton Pl	0.69mi	4/2.5	2,729 (-3%)	2mo	$549,900	$202	55
6153 Penni Ln	0.27mi	5/3.0 (+1)	3,100 (+10%)	12mo	$420,900	$136	51
11521 Osage Loop	0.15mi	5/3.0 (+1)	2,409 (-14%)	12mo	$376,900	$156	50
6893 Osprey Dr	0.30mi	4/3.5	2,409 (-14%)	12mo	$419,295	$174	50
6253 Sandhill Cv	0.28mi	5/3.0 (+1)	2,409 (-14%)	11mo	$374,900	$156	45
11408 Harrison Court Dr	0.30mi	5/3.0 (+1)	2,409 (-14%)	12mo	$380,900	$158	43

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: -22.0%
• Equity multiple: 0.25×
• Total profit: $-86,467
• Equity at exit: $61,431

10-year hold

• IRR: -20.3%
• Equity multiple: 0.01×
• Total profit: $-114,505
• Equity at exit: $35,622

Cash invested: $115,360 (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: 11.3×

Monthly cashflow live

• Estimated rent: $3,033 medium
• Mortgage (P&I): −$2,161
• Tax from tax record: −$259 /mo · $3,106/yr
• Insurance: −$172
• HOA: −$33
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $-228

Break-even live

Break-even rent $3,322

Max offer price $371,666

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-112	+0% $-228	+5% $-345	+10% $-462
Rent	-10% $-468	-5% $-348	+0% $-228	+5% $-109	+10% $11
Rate	-1.0pp $-21	-0.5pp $-124	base $-228	+0.5pp $-335	+1.0pp $-444

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: $103,000
• Closing costs: $12,360
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11404 Harrison Ct Ocean Springs, MS	4.0	2.0	2091	$2,950	$1.41	22d	1	0.33mi
107 Surgeres Pl Ocean Springs, MS	4.0	2.5	2830	$3,400	$1.20	45d	1	0.99mi
1220 Sunset Dr Ocean Springs, MS	4.0	3.0	3485	$3,950	$1.13	44d	1	1.24mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 10 events

1. 2026-06-05
   days on market $412,000 Active 66 DOM
2. 2026-06-03
   days on market $412,000 Active 65 DOM
3. 2026-06-02
   days on market $412,000 Active 64 DOM
4. 2026-06-01
   days on market $412,000 Active 63 DOM
5. 2026-05-31
   days on market $412,000 Active 62 DOM
6. 2026-05-30
   days on market $412,000 Active 61 DOM
7. 2026-03-30
   listed $412,000 Active 1788-char remark

   Show marketing remark (1788 chars)

   Welcome to this beautifully designed Camden Plan located in the desirable Talla Point community of Ocean Springs. If you're looking for a muti generational layout, workspace or studio, THIS IS IT! The Camden plan doesn't come around often, and finding one is a rare opportunity!! Offering over 2,700 sq ft of thoughtfully designed living space, this exceptional 4-bedroom 3 and a half bath home combines comfort, functionality and privacy. A standout feature of this home is the private mother-in-law suite, complete with its own en-suite bathroom and pre-plumbing for a kitchenette-making it an ideal setup for extended family, guests, or even a semi-independent living space. Inside, you'll find spacious living areas enhanced by elegant tray ceilings that add architectural interest and sophistication. The open-concept layout creates a seamless flow, perfect for both everyday living and entertaining. The heart of the home is the chef-inspired kitchen featuring beautiful granite countertops, a farmhouse sink a new stove, and a spacious pantry. With abundant cabinetry and expansive counter space, the kitchen offers both style and functionality while opening seamlessly to the main living area-perfect for entertaining or everyday living. Step outside to a fully fenced backyard that backs up to serene wooded surroundings offering added privacy with no rear neighbors-an ideal setting for relaxing or hosting gatherings. Situated in the highly sought-after community, this home offers the charm and convenience of coastal living, all within close proximity to top rated schools, shopping and entertainment. Don't miss this opportunity to own this versatile and beautifully appointed home. Sellers ARE MOTIVATED, call your favorite REALTOR today for your personal tour!

8. 2022-01-07
   soldstatus Closed 794-char remark

   Show marketing remark (794 chars)

   This brand new ''Camden'' floor plan is perfect for multi-generational families living under one roof. The mother-in-law suite includes a second on-suite private bath, walk-in closet, and separate living room/game room/man cave, and 3 car garage. There are also two other bedrooms that share the Jack & Jill bath. The entire family will not only love the layout but the design details including tray ceilings, crown molding, gourmet kitchen with island bar, soft close cabinets, granite countertops, subway tile backsplash, farmhouse sink, and Smart Home technology. Enjoy the nature views from your covered back patio just minutes from the interstate, beach, entertainment, and military bases. *Home is under construction - estimated completion late December. Colors and options may vary.*

9. 2021-10-24
   status Pending 794-char remark

   Show marketing remark (794 chars)

   This brand new ''Camden'' floor plan is perfect for multi-generational families living under one roof. The mother-in-law suite includes a second on-suite private bath, walk-in closet, and separate living room/game room/man cave, and 3 car garage. There are also two other bedrooms that share the Jack & Jill bath. The entire family will not only love the layout but the design details including tray ceilings, crown molding, gourmet kitchen with island bar, soft close cabinets, granite countertops, subway tile backsplash, farmhouse sink, and Smart Home technology. Enjoy the nature views from your covered back patio just minutes from the interstate, beach, entertainment, and military bases. *Home is under construction - estimated completion late December. Colors and options may vary.*

10. 2021-10-14
    listed $381,900 Active 794-char remark

    Show marketing remark (794 chars)

    This brand new ''Camden'' floor plan is perfect for multi-generational families living under one roof. The mother-in-law suite includes a second on-suite private bath, walk-in closet, and separate living room/game room/man cave, and 3 car garage. There are also two other bedrooms that share the Jack & Jill bath. The entire family will not only love the layout but the design details including tray ceilings, crown molding, gourmet kitchen with island bar, soft close cabinets, granite countertops, subway tile backsplash, farmhouse sink, and Smart Home technology. Enjoy the nature views from your covered back patio just minutes from the interstate, beach, entertainment, and military bases. *Home is under construction - estimated completion late December. Colors and options may vary.*

ⓘ 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: $3,106 · $259/mo
• Projected year-2 tax: $3,255 · $271/mo
• Expected delta: +$149/yr (+$12/mo · 4.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 17 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: $36,391
• − Mortgage interest: −$23,078
• − Property taxes: −$3,106
• − Insurance: −$2,060
• − Repairs & maintenance: −$2,911
• − Management: −$2,911
• − HOA: −$396
• − Depreciation: −$11,985
• Taxable loss: −$10,057
• Est. tax savings @ 24.0%: +$2,414
• After-tax cash flow: $-326/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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Gulf Hills

• Score: 71/100
• State rank: #38
• US rank: #7310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulf Hills, 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

+7.9% since first listed

4 events — show timeline

• 2026-03-30 Listed $412,000 MLSU
• 2022-01-07 Sold (MLS) — MLSU
• 2021-10-24 Pending — MLSU
• 2021-10-14 Listed $381,900 MLSU

Property tax history

+95.0%/yr

Latest (2024): $3,106 · +0.5% YoY. Source: county tax records.