9840 Kaimuki Ct · Diamondhead, MS 39525

$239,000

3 bd · 2.0 ba · 1,645 sqft · SingleFamily public records · 129 Days on market

Built 2005 8,712 sqft lot $145/sqft · 10% below area Est $265k · 10% under $117/mo HOA · 5% 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 +15.2/30.0
• ARV discount +11.8/15.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER!! BRING OFFERS!! 3/2 brick home at end of cul-de-sac. High and Dry area of Diamondhead. Has been a an investment property since construction. Tenant on a month to month lease.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $83 ($994/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 $224k (6.2% below list).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.9% in Diamondhead — 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 68/100 on livability (#59 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Hancock County School District (rural): math 47% / reading 44% proficiency, ranked #23 of 130 in MS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 250 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 248 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($87k/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 $7k of value loss. Plan a longer hold.
• Hancock County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 0.94% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (median comp): $264,527
• List price: $239,000
• Delta: -9.65%
• 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
9838 Ala Moana St	0.11mi	3/2.0	1,614 (-2%)	1mo	$299,900	$186	91
9823 Ala Moana St	0.11mi	3/2.0	1,498 (-9%)	2mo	$229,000	$153	78
99114 Koloa St	0.34mi	3/2.0	1,569 (-5%)	1mo	$109,000	$69	76
9827 Ana Hulu St	0.20mi	3/2.0	1,469 (-11%)	3mo	$245,000	$167	70
885 Manini Way	0.64mi	3/2.0	1,685 (+2%)	2mo	$299,000	$177	65
88154 Golf Club Dr	0.50mi	3/2.0	1,775 (+8%)	1mo	$279,000	$157	62
8921 Hanalei Cir	0.63mi	3/2.0	1,714 (+4%)	3mo	$237,500	$139	61
8826 Kipapa Way	0.33mi	3/2.0	1,413 (-14%)	1mo	$249,000	$176	60
9834 Pokai Way	0.31mi	4/2.0 (+1)	1,848 (+12%)	0mo	$249,500	$135	60
89338 Diamondhead Dr	0.70mi	3/2.0	1,774 (+8%)	1mo	$329,000	$185	54
10737 Linohau Way	0.69mi	3/2.0	1,508 (-8%)	4mo	$239,500	$159	50
87112 Highpoint Dr	0.72mi	3/2.0	1,475 (-10%)	1mo	$319,000	$216	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-33,398
• Equity at exit: $35,636

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-22,063
• Equity at exit: $20,664

Cash invested: $66,920 (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 39525

• Home prices YoY: -19.1%
• Active inventory: 250
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,242 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$218 /mo · $2,617/yr
• Insurance: −$100
• HOA: −$117
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $83

Break-even live

Break-even rent $2,137

Max offer price $239,000

Occupancy floor 91%

Sensitivity live

Price	-10% $218	-5% $150	+0% $83	+5% $15	+10% $-52
Rent	-10% $-94	-5% $-6	+0% $83	+5% $171	+10% $260
Rate	-1.0pp $203	-0.5pp $144	base $83	+0.5pp $21	+1.0pp $-42

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
289 Highpoint Dr Diamondhead, MS	2.0	2.5	1340	$1,700	$1.27	14d	1	0.80mi
250 Highpoint Dr Unit 250 Diamondhead, MS	2.0	2.5	1367	$2,500	$1.83	22d	1	0.87mi
250 Highpoint Dr Diamondhead, MS	2.0	2.5	1367	$2,500	$1.83	45d	1	0.87mi

HOA detail

• Monthly dues: $117 · $1,404/yr

Listing history 24 events

1. 2026-06-21
   days on market $239,000 Active 129 DOM
2. 2026-06-18
   days on market $239,000 Active 126 DOM
3. 2026-06-17
   days on market $239,000 Active 125 DOM
4. 2026-06-16
   days on market $239,000 Active 124 DOM
5. 2026-06-15
   days on market $239,000 Active 123 DOM
6. 2026-06-14
   days on market $239,000 Active 121 DOM
7. 2026-06-13
   days on market $239,000 Active 120 DOM
8. 2026-06-10
   days on market $239,000 Active 118 DOM
9. 2026-06-09
   days on market $239,000 Active 117 DOM
10. 2026-06-08
    days on market $239,000 Active 116 DOM
11. 2026-06-07
    days on market $239,000 Active 115 DOM
12. 2026-06-05
    days on market $239,000 Active 112 DOM
13. 2026-06-03
    days on market $239,000 Active 111 DOM
14. 2026-06-02
    days on market $239,000 Active 110 DOM
15. 2026-06-01
    days on market $239,000 Active 109 DOM
16. 2026-05-31
    days on market $239,000 Active 108 DOM
17. 2026-05-30
    days on market $239,000 Active 107 DOM
18. 2026-04-15
    price $239,000 197-char remark

    Show marketing remark (197 chars)

    MOTIVATED SELLER!! BRING OFFERS!! 3/2 brick home at end of cul-de-sac. High and Dry area of Diamondhead. Has been a an investment property since construction. Tenant on a month to month lease.

19. 2026-02-26
    price $249,000 197-char remark

    Show marketing remark (197 chars)

    MOTIVATED SELLER!! BRING OFFERS!! 3/2 brick home at end of cul-de-sac. High and Dry area of Diamondhead. Has been a an investment property since construction. Tenant on a month to month lease.

20. 2026-02-12
    listed $259,000 Active 197-char remark

    Show marketing remark (197 chars)

    MOTIVATED SELLER!! BRING OFFERS!! 3/2 brick home at end of cul-de-sac. High and Dry area of Diamondhead. Has been a an investment property since construction. Tenant on a month to month lease.

21. 2006-03-24
    soldstatus
22. 2006-02-24
    soldstatus 21-char remark

    Show marketing remark (21 chars)

    Entire yard with sod.

23. 2005-06-06
    listed $145,900 21-char remark

    Show marketing remark (21 chars)

    Entire yard with sod.

24. 1994-12-20
    soldstatus

ⓘ 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: $2,617 · $218/mo
• Projected year-2 tax: $2,617 · $218/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,899
• − Mortgage interest: −$13,388
• − Property taxes: −$2,617
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,152
• − Management: −$2,152
• − HOA: −$1,404
• − Depreciation: −$6,953
• Taxable loss: −$2,962
• Est. tax savings @ 24.0%: +$711
• After-tax cash flow: $1,704/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: Hancock County School District
• NCES district ID: 2801740
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $47,971
• Composite: 38.88/100
• National rank: #4099
• State rank: #23 of 130 in MS

Livability — Diamondhead

• Score: 68/100
• State rank: #59
• US rank: #9320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamondhead, MS
• County: Hancock County · 9,338 people
• City population: 9,338
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 9,338
• Household income: $87,407
• Rent vs Own: 10.3% rent · 89.7% own

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 52,161 people
• By 2030: 54,753 · +5.0%
• By 2040: 59,242 · +13.6%
• By 2050: 62,417 · +19.7%
• By 2075: 68,168 · +30.7%
• By 2100: 69,212 · +32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 10% Slovak 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+58.7) · D 20.1% · R 78.8% · Other 1.1%
• 2008→2024 swing: -4.4pp toward R · 2008: -54.2pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+55.5 2016: R+59.4 2012: R+52.8 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.77%
• Current HPI: 193.4883
• Rent YoY: —
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+63.8% since first listed

7 events — show timeline

• 2026-04-15 Price Changed $239,000 MLSU
• 2026-02-26 Price Changed $249,000 MLSU
• 2026-02-12 Listed $259,000 MLSU
• 2006-03-24 Sold (Public Records) — Public Records
• 2006-02-24 Sold (MLS) — MLSU
• 2005-06-06 Listed $145,900 MLSU
• 1994-12-20 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,617 · +0.0% YoY. Source: county tax records.