1283 Century Oaks Dr Unit B · Gulfport, MS 39507

$200,000

3 bd · 3.0 ba · 1,156 sqft · Townhouse · 105 Days on market

Built 2005 Good condition 871 sqft lot $173/sqft · 20% below area Est $251k · 20% under $166/mo HOA · 9% of rent ↓ 22% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• 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
• Schools +3.4/10.0
• 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 townhouse 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: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 4.9% in Gulfport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 44d 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 105 days — a 9% lower offer ($182k) 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 $182,000 (9.0% 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 105 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 0.95% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 8.8

CMA / ARV

• ARV (median comp): $250,978
• List price: $200,000
• Delta: -20.31%
• 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	0.08mi	3/3.0	1,156 (0%)	3mo	$220,000	$190	94
1121 Century Oaks Dr Unit C	0.10mi	3/3.0	1,314 (+14%)	1mo	$189,000	$144	72
1200 Beach Dr #503	0.26mi	2/2.0 (-1)	1,277 (+10%)	2mo	$299,000	$234	60
1200 Beach Dr #401	0.26mi	2/2.0 (-1)	1,248 (+8%)	8mo	$300,000	$240	59
1200 Beach Dr #801	0.26mi	2/2.0 (-1)	1,248 (+8%)	8mo	$349,500	$280	59
1225 Century Oaks Dr Unit C	0.08mi	3/3.0	1,327 (+15%)	15mo	$229,900	$173	59
1200 Beach Dr #202	0.26mi	2/2.0 (-1)	1,277 (+10%)	8mo	$259,000	$203	55
1200 Beach Dr #1101	0.26mi	2/2.0 (-1)	1,248 (+8%)	20mo	$349,500	$280	49
1200 Beach Dr #501	0.26mi	2/2.0 (-1)	1,248 (+8%)	20mo	$324,500	$260	49
1200 Beach Dr #1103	0.26mi	2/2.0 (-1)	1,277 (+10%)	23mo	$355,000	$278	43
137 Markham Dr Unit C	0.44mi	3/2.0	1,287 (+11%)	19mo	$231,900	$180	41
14 Independence Dr #14	0.57mi	2/1.5 (-1)	1,311 (+13%)	1mo	$165,000	$126	39

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: 301
• 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%

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
• 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	43d	1	0.04mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	21d	1	0.04mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	43d	1	0.06mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	43d	1	0.08mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	43d	1	0.09mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	43d	1	0.11mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	43d	1	0.11mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	21d	1	0.15mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	21d	1	0.15mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	13d	1	0.52mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	21d	1	0.88mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	21d	1	1.09mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	21d	1	1.25mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	21d	1	1.33mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	43d	1	1.41mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	43d	1	1.41mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	21d	1	1.41mi
1956 E Pass Rd Gulfport, MS	2.0	1.0	900	$950	$1.06	43d	1	1.42mi

HOA detail

• Monthly dues: $166 · $1,992/yr
• Likely covers: pool

Listing history 26 events

1. 2026-06-18
   days on market $200,000 Active 105 DOM
2. 2026-06-17
   days on market $200,000 Active 104 DOM
3. 2026-06-16
   days on market $200,000 Active 103 DOM
4. 2026-06-15
   days on market $200,000 Active 102 DOM
5. 2026-06-14
   days on market $200,000 Active 100 DOM
6. 2026-06-13
   days on market $200,000 Active 99 DOM
7. 2026-06-10
   days on market $200,000 Active 97 DOM
8. 2026-06-09
   days on market $200,000 Active 96 DOM
9. 2026-06-08
   days on market $200,000 Active 95 DOM
10. 2026-06-07
    days on market $200,000 Active 94 DOM
11. 2026-06-05
    days on market $200,000 Active 91 DOM
12. 2026-06-02
    days on market $200,000 Active 89 DOM
13. 2026-06-01
    days on market $200,000 Active 88 DOM
14. 2026-05-31
    days on market $200,000 Active 87 DOM
15. 2026-05-30
    days on market $200,000 Active 86 DOM
16. 2026-04-02
    price $200,000 996-char remark

    Show marketing remark (996 chars)

    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.

17. 2026-03-05
    listed $209,900 Active 996-char remark

    Show marketing remark (996 chars)

    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.

18. 2026-01-31
    historical
19. 2025-11-20
    price $227,500
20. 2025-08-23
    listed $229,500 Active
21. 2023-04-11
    soldstatus Closed
22. 2023-03-08
    status Pending
23. 2023-02-15
    price $230,000
24. 2023-01-17
    price $237,500
25. 2022-12-14
    price $245,500
26. 2022-11-14
    listed $255,500 Active

ⓘ 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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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

-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