1180 Century Oaks Dr Unit B · Gulfport, MS 39507

$189,000

3 bd · 3.0 ba · 1,156 sqft · Townhouse · 64 Days on market

Built 2007 Good condition 871 sqft lot $163/sqft · 25% below area Est $253k · 25% under $165/mo HOA · 9% of rent ↓ 5% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• 1% rule +5.1/10.0
• DSCR +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beachside Living one block from the Gulf and tucked inside a gated community, this furnished 3-bed, 3-bath townhome checks every box whether you're buying for yourself or looking for a turnkey short-term rental. Every bedroom has its own bath. Fresh paint, new stainless appliances, and LVP flooring upstairs giving it a clean, updated feel. Step outside and you've got a community pool, 20+ miles of beachside boardwalk, and restaurants within walking distance. Just bring your toothbrush or your first guest.

Key facts

• Gated community
• Community pool
• Beachside boardwalk

Tags

• GATED COMMUNITY
• COMMUNITY POOL
• BEACHSIDE BOARDWALK

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $189k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $30 ($363/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.9% in Gulfport — 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 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: schools D, amenities F, commute 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.
• Market conditions: Rents rising fast (+4.3%/yr); 301 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $1k of loan paydown is wiped out by about $6k 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 64 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 6.48%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 8.3

CMA / ARV

• ARV (median comp): $252,630
• List price: $189,000
• Delta: -25.19%
• Verdict: UNDERPRICED
• 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	0.03mi	3/3.0	1,156 (0%)	3mo	$220,000	$190	96
1121 Century Oaks Dr Unit C	0.05mi	3/3.0	1,314 (+14%)	1mo	$189,000	$144	74
1200 Beach Dr #503	0.23mi	2/2.0 (-1)	1,277 (+10%)	2mo	$299,000	$234	62
1200 Beach Dr #401	0.23mi	2/2.0 (-1)	1,248 (+8%)	8mo	$300,000	$240	61
1200 Beach Dr #801	0.23mi	2/2.0 (-1)	1,248 (+8%)	8mo	$349,500	$280	61
1225 Century Oaks Dr Unit C	0.05mi	3/3.0	1,327 (+15%)	15mo	$229,900	$173	61
1200 Beach Dr #202	0.23mi	2/2.0 (-1)	1,277 (+10%)	8mo	$259,000	$203	56
1200 Beach Dr #1101	0.23mi	2/2.0 (-1)	1,248 (+8%)	20mo	$349,500	$280	51
1200 Beach Dr #501	0.23mi	2/2.0 (-1)	1,248 (+8%)	20mo	$324,500	$260	50
1200 Beach Dr #1103	0.23mi	2/2.0 (-1)	1,277 (+10%)	23mo	$355,000	$278	44
137 Markham Dr Unit C	0.39mi	3/2.0	1,287 (+11%)	19mo	$231,900	$180	43
14 Independence Dr #14	0.55mi	2/1.5 (-1)	1,311 (+13%)	1mo	$165,000	$126	40

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-26,132
• Equity at exit: $28,181

10-year hold

• IRR: -2.5%
• Equity multiple: 0.82×
• Total profit: $-9,478
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$165
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $30

Break-even live

Break-even rent $1,862

Max offer price $189,000

Occupancy floor 93%

Sensitivity live

Price	-10% $161	-5% $96	+0% $30	+5% $-35	+10% $-100
Rent	-10% $-120	-5% $-45	+0% $30	+5% $105	+10% $180
Rate	-1.0pp $125	-0.5pp $78	base $30	+0.5pp $-19	+1.0pp $-69

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	44d	1	0.03mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	44d	1	0.03mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	44d	1	0.04mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	44d	1	0.04mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	44d	1	0.05mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	22d	1	0.06mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	44d	1	0.11mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	22d	1	0.14mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	22d	1	0.20mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	14d	1	0.57mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	22d	1	0.95mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	22d	1	1.16mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	22d	1	1.30mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	22d	1	1.35mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	22d	1	1.45mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	44d	1	1.47mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	44d	1	1.47mi
1956 E Pass Rd Gulfport, MS	2.0	1.0	900	$950	$1.06	44d	1	1.47mi

HOA detail

• Monthly dues: $165 · $1,980/yr
• Likely covers: poolsecurity

Listing history 34 events

1. 2026-06-18
   days on market $189,000 Active 64 DOM
2. 2026-06-17
   days on market $189,000 Active 63 DOM
3. 2026-06-16
   days on market $189,000 Active 62 DOM
4. 2026-06-15
   days on market $189,000 Active 61 DOM
5. 2026-06-14
   days on market $189,000 Active 59 DOM
6. 2026-06-13
   days on market $189,000 Active 58 DOM
7. 2026-06-10
   days on market $189,000 Active 56 DOM
8. 2026-06-09
   days on market $189,000 Active 55 DOM
9. 2026-06-08
   days on market $189,000 Active 54 DOM
10. 2026-06-07
    days on market $189,000 Active 53 DOM
11. 2026-06-05
    days on market $189,000 Active 50 DOM
12. 2026-06-02
    days on market $189,000 Active 48 DOM
13. 2026-06-01
    days on market $189,000 Active 47 DOM
14. 2026-05-31
    days on market $189,000 Active 46 DOM
15. 2026-05-30
    days on market $189,000 Active 45 DOM
16. 2026-04-15
    status Active 510-char remark

    Show marketing remark (510 chars)

    Beachside Living one block from the Gulf and tucked inside a gated community, this furnished 3-bed, 3-bath townhome checks every box whether you're buying for yourself or looking for a turnkey short-term rental. Every bedroom has its own bath. Fresh paint, new stainless appliances, and LVP flooring upstairs giving it a clean, updated feel. Step outside and you've got a community pool, 20+ miles of beachside boardwalk, and restaurants within walking distance. Just bring your toothbrush or your first guest.

17. 2026-04-01
    historical 510-char remark

    Show marketing remark (510 chars)

    Beachside Living one block from the Gulf and tucked inside a gated community, this furnished 3-bed, 3-bath townhome checks every box whether you're buying for yourself or looking for a turnkey short-term rental. Every bedroom has its own bath. Fresh paint, new stainless appliances, and LVP flooring upstairs giving it a clean, updated feel. Step outside and you've got a community pool, 20+ miles of beachside boardwalk, and restaurants within walking distance. Just bring your toothbrush or your first guest.

18. 2026-03-30
    listed $189,000 Active 510-char remark

    Show marketing remark (510 chars)

    Beachside Living one block from the Gulf and tucked inside a gated community, this furnished 3-bed, 3-bath townhome checks every box whether you're buying for yourself or looking for a turnkey short-term rental. Every bedroom has its own bath. Fresh paint, new stainless appliances, and LVP flooring upstairs giving it a clean, updated feel. Step outside and you've got a community pool, 20+ miles of beachside boardwalk, and restaurants within walking distance. Just bring your toothbrush or your first guest.

19. 2025-03-12
    price $219,500
20. 2024-11-08
    status Active
21. 2024-11-01
    historical
22. 2024-08-02
    price $229,000
23. 2024-07-29
    price $232,000
24. 2024-07-19
    price $237,000
25. 2024-07-19
    status Active
26. 2024-07-15
    status Pending
27. 2024-07-15
    historical
28. 2024-06-27
    price $225,000
29. 2024-05-09
    listed $237,000 Active
30. 2023-08-20
    historical
31. 2011-01-28
    soldstatus
32. 2010-12-27
    listed $49,900
33. 2007-01-22
    soldstatus
34. 2006-08-18
    listed $199,500

ⓘ 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 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $22,805
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$1,980
• − Depreciation: −$5,498
• Taxable loss: −$2,689
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $1,008/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, turnkey townhome is ready for immediate occupancy and offers a great value for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace shower curtains — Freshens up the bathroom and improves rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace shower curtains — Freshens up the bathroom and improves rental appeal ↑

ⓘ 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

-5.3% since first listed

19 events — show timeline

• 2026-04-15 Relisted — MLSU
• 2026-04-01 Listing Removed — MLSU
• 2026-03-30 Listed $189,000 MLSU
• 2025-03-12 Price Changed $219,500 MLSU
• 2024-11-08 Relisted — MLSU
• 2024-11-01 Listing Removed — MLSU
• 2024-08-02 Price Changed $229,000 MLSU
• 2024-07-29 Price Changed $232,000 MLSU
• 2024-07-19 Price Changed $237,000 MLSU
• 2024-07-19 Relisted — MLSU
• 2024-07-15 Pending — MLSU
• 2024-07-15 Listing Removed — MLSU
• 2024-06-27 Price Changed $225,000 MLSU
• 2024-05-09 Listed $237,000 MLSU
• 2023-08-20 Rental Removed — APPFOLIO
• 2011-01-28 Sold (MLS) — MLSU
• 2010-12-27 Listed $49,900 MLSU
• 2007-01-22 Sold (MLS) — MLSU
• 2006-08-18 Listed $199,500 MLSU