6920 Pinehurst Dr · Gulf Park Estates, MS 39564

$199,900

3 bd · 2.0 ba · 1,669 sqft · SingleFamily public records · 7 Days on market

Built 1994 9,583 sqft lot Est $242k · 17% under

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Why this score? — see what drove the B- 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• Schools +5.3/10.0
• 1% rule +5.1/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON MARKET DUE TO BUYERS FINANCING DENIED AT LAST MINUTE! Move in ready home located in the Ocean Springs School District just minutes away from the High School, Highway and Interstate. Enjoy the split bedroom plan, high ceilings, double sided fireplace, kitchen with center island, stainless appliances, fenced yard and so much more. Fresh paint, new flooring, new fixtures and other recent upgrades. Call now and make this your new home. Due to recent experience, prequal letter or proof of funds is required on all offers.

Key facts

• Fenced backyard
• Top-rated schools
• 9,583 sq ft lot

Tags

• PINEHURST SUBDIVISION
• DOUBLE-SIDED FIREPLACE
• FENCED BACKYARD
• ATTACHED 2-CAR GARAGE
• TOP-RATED SCHOOLS
• VIBRANT DOWNTOWN AREA

Property features AI

Exterior

• Parking: 2-car garage; Room for 26 vehicles total; Concrete driveway and paved parking; other parking features
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One level
• Construction: Brick veneer and siding exterior; Shingle roof; Slab foundation; Built (year from public records)
• Exterior features: Front porch; Patio; Private backyard; Back yard fencing; Other exterior features

Interior

• Kitchen: Dishwasher; Disposal; Free-standing range; Microwave; Oven; Refrigerator; Water heater
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: Double-sided fireplace; Move-in ready condition
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-52 ($-619/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.6% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $191k (4.6% below list) — sets the bar for cash-flow.
• Cap rate 8.5% vs local median 5.2% in Gulf Park Estates — 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 70/100 on livability (#43 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Ocean Springs School District (suburban): math 64% / reading 59% proficiency, ranked #1 of 130 in MS (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Magnolia Park Elementary (math 62% / reading 52%, grade C+, #37 of 375 statewide, top 10%, 635 students, 100% FRL); Ocean Springs Upper Elementary Scho (math 59% / reading 56%, grade B, #12 of 179 statewide, top 6%, 1,332 students, 100% FRL); Ocean Springs High School (math 77% / reading 64%, grade B+, #1 of 197 statewide, top 0%, 1,899 students, 100% FRL) — zoned schools average 100% FRL vs 33% district-wide (67 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 723 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 31% of the median local income ($79k/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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $18k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,787 (4.6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $242,005
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6911 Pinehurst Dr	0.05mi	3/2.0	1,690 (+1%)	1mo	$245,000	$145	95
7001 Red Bud Ln	0.14mi	3/2.0	1,654 (-1%)	1mo	$219,900	$133	91
6900 Red Bud Ln	0.13mi	3/2.0	1,677 (+0%)	7mo	$242,500	$145	87
6800 Oakhurst Dr	0.17mi	3/2.0	1,680 (+1%)	5mo	$189,999	$113	86
7117 Oakhurst Dr	0.34mi	3/2.0	1,605 (-4%)	2mo	$185,000	$115	76
63 Saltmeadow Cir	0.69mi	3/2.0	1,685 (+1%)	1mo	$285,000	$169	65
7741 Coral Ln	0.55mi	3/2.0	1,568 (-6%)	2mo	$279,900	$179	62
74 Tantallon Dr	0.62mi	3/2.0	1,625 (-3%)	9mo	$269,900	$166	60
7780 Coral Ln	0.64mi	3/2.0	1,566 (-6%)	7mo	$254,000	$162	54
6821 Sweetclover Dr	0.41mi	4/2.0 (+1)	1,886 (+13%)	1mo	$269,900	$143	53
1236 Spruce St	0.71mi	4/3.0 (+1)	1,724 (+3%)	7mo	$215,000	$125	47
7348 Shearwater Way	0.61mi	4/2.0 (+1)	1,835 (+10%)	8mo	$259,000	$141	44

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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-38,863
• Equity at exit: $29,806

10-year hold

• IRR: -18.3%
• Equity multiple: 0.09×
• Total profit: $-50,685
• Equity at exit: $17,284

Cash invested: $55,972 (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: 723
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-52

Break-even live

Break-even rent $2,086

Max offer price $190,787

Occupancy floor 98%

Sensitivity live

Price	-10% $62	-5% $5	+0% $-52	+5% $-108	+10% $-165
Rent	-10% $-211	-5% $-131	+0% $-52	+5% $28	+10% $108
Rate	-1.0pp $49	-0.5pp $-1	base $-52	+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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Tantallon Dr Ocean Springs, MS	4.0	2.0	1966	$2,450	$1.25	15d	1	0.60mi
1608 Hunt St Ocean Springs, MS	3.0	2.0	1550	$1,700	$1.10	45d	1	0.63mi
1632 Emerald Lakes Dr Ocean Springs, MS	3.0–4.0	2.0	1585	$1,975	$1.25	15d	1	0.72mi
8001 Westwood Cir Ocean Springs, MS	3.0–5.0	2.0–3.0	1996	$2,000	$1.00	15d	1	0.76mi
413 Sturnidae Cv Ocean Springs, MS	3.0	2.0	1676	$1,900	$1.13	46d	1	0.83mi
1105 Spruce St Ocean Springs, MS	3.0	2.0	1130	$1,550	$1.37	15d	1	0.91mi

Listing history 12 events

1. 2026-05-30
   status $199,900 Pending 7 DOM
2. 2026-05-22
   listed $218,000 Active
3. 2026-05-17
   status Active
4. 2026-05-17
   historical
5. 2026-04-24
   historical
6. 2026-04-08
   status Active
7. 2026-03-25
   historical Active Under Contract
8. 2026-01-15
   price $218,000
9. 2025-11-26
   listed $225,000 Active
10. 2021-08-24
    soldstatus
11. 2021-08-19
    soldstatus 529-char remark

    Show marketing remark (529 chars)

    BACK ON MARKET DUE TO BUYERS FINANCING DENIED AT LAST MINUTE! Move in ready home located in the Ocean Springs School District just minutes away from the High School, Highway and Interstate. Enjoy the split bedroom plan, high ceilings, double sided fireplace, kitchen with center island, stainless appliances, fenced yard and so much more. Fresh paint, new flooring, new fixtures and other recent upgrades. Call now and make this your new home. Due to recent experience, prequal letter or proof of funds is required on all offers.

12. 2021-05-30
    listed $180,000 529-char remark

    Show marketing remark (529 chars)

    BACK ON MARKET DUE TO BUYERS FINANCING DENIED AT LAST MINUTE! Move in ready home located in the Ocean Springs School District just minutes away from the High School, Highway and Interstate. Enjoy the split bedroom plan, high ceilings, double sided fireplace, kitchen with center island, stainless appliances, fenced yard and so much more. Fresh paint, new flooring, new fixtures and other recent upgrades. Call now and make this your new home. Due to recent experience, prequal letter or proof of funds is required on all offers.

ⓘ 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: $1,075 · $90/mo
• Projected year-2 tax: $1,579 · $132/mo
• Expected delta: +$505/yr (+$42/mo · 46.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,245
• − Mortgage interest: −$11,198
• − Property taxes: −$1,075
• − Insurance: −$6,118
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$5,815
• Taxable loss: −$3,840
• Est. tax savings @ 24.0%: +$922
• After-tax cash flow: $303/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: Ocean Springs School District
• NCES district ID: 2803360
• Math proficiency: 64% ▼ -3.00%
• Reading proficiency: 59% ▲ 1.00%
• Median HH income: $60,485
• Composite: 53.35/100
• National rank: #1477
• State rank: #1 of 130 in MS

Livability — Gulf Park Estates

• Score: 70/100
• State rank: #43
• US rank: #7955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+21.1% since first listed

11 events — show timeline

• 2026-05-22 Listed $218,000 MLSU
• 2026-05-17 Relisted — MLSU
• 2026-05-17 Listing Removed — MLSU
• 2026-04-24 Listing Removed — MLSU
• 2026-04-08 Relisted — MLSU
• 2026-03-25 Contingent — MLSU
• 2026-01-15 Price Changed $218,000 MLSU
• 2025-11-26 Listed $225,000 MLSU
• 2021-08-24 Sold (Public Records) — Public Records
• 2021-08-19 Sold (MLS) — MLSU
• 2021-05-30 Listed $180,000 MLSU

Property tax history

-3.6%/yr

Latest (2025): $1,075 · +13.1% YoY. Source: county tax records.