1283 Century Oaks Dr Unit B · Gulfport, MS 39507

$200,000

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

Built 2005 Good condition $173/sqft · 22% below area Est $255k · 22% under $166/mo HOA · 9% of rent ↓ 22% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Schools +4.8/10.0
• 1% rule +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of coastal living and investment opportunity with this charming 3-bedroom, 3-bathroom townhouse located just one block from the beach in Gulfport. Offering 1,156 square feet of comfortable living space, this property is ideal as a primary residence, second home, or vacation rental. The home features a functional layout with three full bathrooms, a laundry room, and comes fully furnished, making it truly turnkey for the next owner. Whether you're looking to enjoy it yourself or begin generating income right away, the furnishings allow for an easy transition into short-term or vacation rental use. Residents and guests can also enjoy access to the community pool, adding to the relaxed coastal lifestyle this property offers. With its prime location just steps from the beach and close to dining, entertainment, and everything the Mississippi Gulf Coast has to offer, this property is a fantastic opportunity for both personal enjoyment and rental potential.

Key facts

• Community pool
• Prime location
• Fully furnished

Tags

• INVESTMENT OPPORTUNITY
• FULLY FURNISHED
• COMMUNITY POOL
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-51 ($-615/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (5.3% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

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); 357 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 156 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: 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 $176,000 (12.0% 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 156 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 8.8

CMA / ARV

• ARV (median comp): $255,111
• List price: $200,000
• Delta: -21.60%
• 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
1121 Century Oaks Dr Unit C	0.10mi	3/3.0	1,314 (+14%)	3mo	$189,000	$144	70
1085 Township Rd	0.10mi	3/2.5	1,425 (+23%)	3mo	$350,000	$246	66
760 Hunters Glen Ln	0.18mi	3/1.5	1,000 (-14%)	2mo	$183,990	$184	62
1200 Beach Dr #503	0.26mi	2/2.0 (-1)	1,277 (+10%)	3mo	$299,000	$234	59
1321 Foxwood Pl	1.35mi	2/2.5 (-1)	1,162 (+0%)	1mo	$149,000	$128	57
1322 Foxwood Pl	1.37mi	2/2.5 (-1)	1,162 (+0%)	2mo	$120,000	$103	55
2228 Beach Dr #704	1.46mi	2/2.0 (-1)	1,164 (+1%)	2mo	$339,900	$292	53
654 Tegarden Rd	0.68mi	3/2.0	1,225 (+6%)	2mo	$221,900	$181	53
38 30th St	1.15mi	3/1.0	1,251 (+8%)	1mo	$135,000	$108	42
14 Independence Dr #14	0.57mi	2/1.5 (-1)	1,311 (+13%)	3mo	$165,000	$126	38
19 31st St	1.01mi	3/1.0	1,287 (+11%)	1mo	$186,500	$145	37
1325 Harrison Rd	1.42mi	2/2.0 (-1)	1,357 (+17%)	2mo	$169,900	$125	29

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-33,109
• Equity at exit: $29,821

10-year hold

• IRR: -5.8%
• Equity multiple: 0.60×
• Total profit: $-22,262
• Equity at exit: $17,292

Cash invested: $56,000 (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: 357
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$166
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-51

Break-even live

Break-even rent $1,960

Max offer price $192,586

Occupancy floor 98%

Sensitivity live

Price	-10% $87	-5% $18	+0% $-51	+5% $-120	+10% $-189
Rent	-10% $-201	-5% $-126	+0% $-51	+5% $24	+10% $98
Rate	-1.0pp $49	-0.5pp $0	base $-51	+0.5pp $-103	+1.0pp $-156

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: $50,000
• Closing costs: $6,000
• Club membership (one-time): —
• 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	93d	1	0.04mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	70d	1	0.04mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	93d	1	0.06mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	93d	1	0.08mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	93d	1	0.09mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	93d	1	0.11mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	93d	1	0.11mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	70d	1	0.15mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	70d	1	0.15mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	62d	1	0.52mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	70d	1	0.88mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	70d	1	1.09mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	70d	1	1.25mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	70d	1	1.33mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	93d	1	1.41mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	93d	1	1.41mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	70d	1	1.41mi
1956 E Pass Rd Gulfport, MS	2.0	1.0	900	$950	$1.06	93d	1	1.42mi

HOA detail $166/mo · $1,992/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $200,000 Active 156 DOM
2. 2026-08-07
   days on market $200,000 Active 155 DOM
3. 2026-08-06
   days on market $200,000 Active 154 DOM
4. 2026-08-05
   days on market $200,000 Active 153 DOM
5. 2026-08-04
   days on market $200,000 Active 152 DOM
6. 2026-08-03
   days on market $200,000 Active 151 DOM
7. 2026-07-31
   days on market $200,000 Active 148 DOM
8. 2026-07-30
   days on market $200,000 Active 147 DOM
9. 2026-07-29
   days on market $200,000 Active 146 DOM
10. 2026-07-27
    days on market $200,000 Active 144 DOM
11. 2026-07-25
    days on market $200,000 Active 142 DOM
12. 2026-07-24
    days on market $200,000 Active 141 DOM
13. 2026-07-23
    days on market $200,000 Active 140 DOM
14. 2026-07-22
    days on market $200,000 Active 139 DOM
15. 2026-07-21
    days on market $200,000 Active 138 DOM
16. 2026-07-18
    days on market $200,000 Active 135 DOM
17. 2026-07-16
    days on market $200,000 Active 133 DOM
18. 2026-07-16
    days on market $200,000 Active 132 DOM
19. 2026-07-14
    days on market $200,000 Active 131 DOM
20. 2026-07-13
    days on market $200,000 Active 130 DOM
21. 2026-07-12
    days on market $200,000 Active 129 DOM
22. 2026-07-11
    days on market $200,000 Active 128 DOM
23. 2026-07-10
    days on market $200,000 Active 127 DOM
24. 2026-07-09
    days on market $200,000 Active 126 DOM
25. 2026-07-08
    days on market $200,000 Active 125 DOM
26. 2026-07-07
    days on market $200,000 Active 124 DOM
27. 2026-07-06
    days on market $200,000 Active 123 DOM
28. 2026-07-05
    days on market $200,000 Active 122 DOM
29. 2026-07-04
    days on market $200,000 Active 121 DOM
30. 2026-07-03
    days on market $200,000 Active 120 DOM
31. 2026-07-02
    days on market $200,000 Active 119 DOM
32. 2026-07-01
    days on market $200,000 Active 118 DOM
33. 2026-06-30
    days on market $200,000 Active 117 DOM
34. 2026-06-29
    days on market $200,000 Active 116 DOM
35. 2026-06-28
    days on market $200,000 Active 115 DOM
36. 2026-06-28
    days on market $200,000 Active 114 DOM
37. 2026-06-27
    days on market $200,000 Active 113 DOM
38. 2026-06-25
    days on market $200,000 Active 111 DOM
39. 2026-06-23
    days on market $200,000 Active 109 DOM
40. 2026-06-22
    days on market $200,000 Active 108 DOM
41. 2026-06-18
    days on market $200,000 Active 105 DOM
42. 2026-06-17
    days on market $200,000 Active 104 DOM
43. 2026-06-16
    days on market $200,000 Active 103 DOM
44. 2026-06-15
    days on market $200,000 Active 102 DOM
45. 2026-06-14
    days on market $200,000 Active 100 DOM
46. 2026-06-13
    days on market $200,000 Active 99 DOM
47. 2026-06-10
    days on market $200,000 Active 97 DOM
48. 2026-06-09
    days on market $200,000 Active 96 DOM
49. 2026-06-08
    days on market $200,000 Active 95 DOM
50. 2026-06-07
    days on market $200,000 Active 94 DOM

ⓘ 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: $22,738
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − HOA: −$1,992
• − Depreciation: −$5,818
• Taxable loss: −$3,913
• Est. tax savings @ 24.0%: +$939
• After-tax cash flow: $324/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 Est. rehab $5,780–$17,340 screening

This charming 3-bedroom, 3-bathroom townhouse is in good condition and ready for a new owner. It offers a functional layout and is ideal for primary residence, second home, or vacation rental. The furnishings allow for an easy transition into short-term or vacation rental use.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value ↑
• Both update flooring — tile flooring is dated and could be replaced with hardwood or laminate ↑
• Both update kitchen appliances — modern appliances are a plus for both resale and rental ↑
• Both update bathrooms — granite countertops and modern fixtures are a plus for both resale and rental ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Anniston Avenue Elementary School C- MS #53/375 Nat'l #11,114/41,679 Middle Bayou View Middle School C MS #27/179 Nat'l #3,192/14,009 High Gulfport High School F MS #54/197 Nat'l #8,724/17,239

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

B Composite livability gradescore 73/100

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 · 228,444 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: 8% of renters

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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%

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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%

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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

-21.7% since first listed

11 events — show timeline

• 2026-04-02 Price Changed $200,000 MLSU
• 2026-03-05 Listed $209,900 MLSU
• 2026-01-31 Listing Removed — MLSU
• 2025-11-20 Price Changed $227,500 MLSU
• 2025-08-23 Listed $229,500 MLSU
• 2023-04-11 Sold (MLS) — MLSU
• 2023-03-08 Pending — MLSU
• 2023-02-15 Price Changed $230,000 MLSU
• 2023-01-17 Price Changed $237,500 MLSU
• 2022-12-14 Price Changed $245,500 MLSU
• 2022-11-14 Listed $255,500 MLSU