310 Holcomb Blvd #323 · Ocean Springs, MS 39564

$215,000

2 bd · 2.0 ba · 1,150 sqft · Condo · 203 Days on market

Built 2008 Good condition $187/sqft · 32% below area Est $316k · 32% under $475/mo HOA · 27% of rent ↓ 7% 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
• Schools +6.5/10.0
• Livability +4.3/5.0
• Cash flow +4.2/30.0
• Condition / age +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This condos excellent location is only the first of many amenities! Downtown AND close to the beach you'll find everything about The Dominion effortless. Enjoy unique dining and shopping in Ocean Springs entertainment district plus your own pool all at an affordable price. Inside you'll find fresh paint throughout and soaring ceilings. Truly the perfect place to be in the middle of it all! THE DOMINION is located within zoning RM-2, which is short term rental permissible.

Key facts

• Your own pool
• Fresh paint
• Soaring ceilings

Tags

• EXCELLENT LOCATION
• ENTERTAINMENT DISTRICT
• YOUR OWN POOL
• FRESH PAINT
• SOARING CEILINGS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-579 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (39.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (18.7% below list).
• Recommended offer: $131k (39.0% below list) — sets the bar for cash-flow.
• Cap rate 3.1% vs local median 4.3% in Ocean Springs — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 86/100 on livability (#2 in MS, #420 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: 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: Oak Park Elementary School (math 67% / reading 57%, grade B, #18 of 375 statewide, top 5%, 498 students, 99% 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); 892 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

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

• It's been on market 203 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: 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 $131,193 (39.0% 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 203 days. Have you received any prior offers? Is the seller open to a 39% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 3.06%
• Cash-on-cash: -11.54%
• DSCR: 0.49
• GRM: 10.2

CMA / ARV

• ARV (median comp): $316,320
• List price: $215,000
• Delta: -32.03%
• 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
443 Bills Ave	0.38mi	2/1.0	1,163 (+1%)	2mo	$369,000	$317	75
232 Woodland Cir	0.37mi	3/1.5 (+1)	1,120 (-3%)	2mo	$170,000	$152	70
201 Walnut Dr	0.50mi	3/1.5 (+1)	1,130 (-2%)	2mo	$279,000	$247	65
113 Colmer Cir	0.56mi	3/1.5 (+1)	1,167 (+2%)	2mo	$245,000	$210	62
309 Teringo Cir	0.27mi	3/1.0 (+1)	1,020 (-11%)	2mo	$219,900	$216	58
2501 Bienville Blvd #416	0.71mi	2/2.0	1,095 (-5%)	3mo	$285,000	$260	57
148 Lafayette Cir	0.90mi	3/1.0 (+1)	1,092 (-5%)	0mo	$223,000	$204	47
205 Barbara Cir	1.43mi	3/1.5 (+1)	1,049 (-9%)	0mo	$186,500	$178	43
315 Poplar Dr	0.52mi	3/1.0 (+1)	962 (-16%)	2mo	$220,000	$229	40
502 Russell Ave	0.94mi	3/2.0 (+1)	1,015 (-12%)	2mo	$399,000	$393	39
2518 Parkwood Pl	0.71mi	3/2.0 (+1)	1,420 (+24%)	0mo	$239,000	$168	37
2501 Bienville Blvd #237	0.70mi	3/2.0 (+1)	1,327 (+15%)	2mo	$309,700	$233	36

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: -40.0%
• Equity multiple: -0.23×
• Total profit: $-74,333
• Equity at exit: $32,057

10-year hold

• IRR: -81.1%
• Equity multiple: -1.04×
• Total profit: $-122,535
• Equity at exit: $18,589

Cash invested: $60,200 (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 →

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Median asking: $219,500 ($218/sqft)
• Median days on market: 109 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +26.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 892
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$475
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-579

Break-even live

Break-even rent $2,482

Max offer price $131,193

Occupancy floor —

Sensitivity live

Price	-10% $-431	-5% $-505	+0% $-579	+5% $-653	+10% $-728
Rent	-10% $-717	-5% $-648	+0% $-579	+5% $-510	+10% $-441
Rate	-1.0pp $-471	-0.5pp $-524	base $-579	+0.5pp $-635	+1.0pp $-692

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: $53,750
• Closing costs: $6,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Armand Oaks Ocean Springs, MS	3.0	2.5	1500	$1,800	$1.20	93d	1	0.08mi
107 Elliott Pl Ocean Springs, MS	3.0	1.0	1148	$1,695	$1.48	70d	1	0.12mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	62d	1	0.30mi
246 Woodland Cir Ocean Springs, MS	3.0	1.0	984	$1,475	$1.50	93d	1	0.33mi
212 Maple Dr Ocean Springs, MS	3.0	1.5	1092	$1,475	$1.35	62d	1	0.56mi
2 Fleetwood Pl Ocean Springs, MS	2.0	1.0	912	$2,000	$2.19	93d	1	0.57mi
623 Camellia Pointe Blvd Ocean Springs, MS	2.0	2.0	1333	$2,200	$1.65	93d	1	0.66mi
2501 Bienville Blvd Ocean Springs, MS	1.0	1.0	855	$1,900	$2.22	62d	1	0.74mi
2501 Bienville Blvd Ocean Springs, MS	2.0	2.0	1156	$2,000	$1.73	93d	1	0.74mi
422 Whispering Pine Dr Ocean Springs, MS	3.0	2.0	1075	$1,795	$1.67	62d	1	0.81mi
1509 Bowen Ave Ocean Springs, MS	2.0	1.0	1200	$1,600	$1.33	70d	1	0.83mi
2501 Bienville Blvd Unit 432 Ocean Springs, MS	2.0	2.0	1095	$2,300	$2.10	93d	1	0.84mi
230 Saratoga Dr Ocean Springs, MS	3.0	2.0	1380	$1,850	$1.34	62d	1	0.89mi
230 Saratoga Dr Ocean Springs, MS	3.0	2.0	1450	$1,800	$1.24	93d	1	0.89mi
237 Saratoga Dr Ocean Springs, MS	3.0	2.0	1295	$2,150	$1.66	62d	1	0.93mi

HOA detail $475/mo · $5,700/yr condo

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

Listing history 38 events

1. 2026-08-08
   days on market $215,000 Active 203 DOM
2. 2026-08-07
   days on market $215,000 Active 202 DOM
3. 2026-08-06
   days on market $215,000 Active 201 DOM
4. 2026-08-05
   days on market $215,000 Active 200 DOM
5. 2026-08-04
   days on market $215,000 Active 199 DOM
6. 2026-08-03
   days on market $215,000 Active 198 DOM
7. 2026-07-31
   days on market $215,000 Active 195 DOM
8. 2026-07-29
   days on market $215,000 Active 193 DOM
9. 2026-07-27
   days on market $215,000 Active 191 DOM
10. 2026-07-25
    days on market $215,000 Active 189 DOM
11. 2026-07-23
    days on market $215,000 Active 187 DOM
12. 2026-07-22
    days on market $215,000 Active 186 DOM
13. 2026-07-21
    days on market $215,000 Active 185 DOM
14. 2026-07-18
    days on market $215,000 Active 182 DOM
15. 2026-07-16
    days on market $215,000 Active 180 DOM
16. 2026-07-16
    days on market $215,000 Active 179 DOM
17. 2026-07-14
    days on market $215,000 Active 178 DOM
18. 2026-07-13
    days on market $215,000 Active 177 DOM
19. 2026-07-12
    days on market $215,000 Active 176 DOM
20. 2026-07-11
    days on market $215,000 Active 175 DOM
21. 2026-07-10
    days on market $215,000 Active 174 DOM
22. 2026-07-09
    days on market $215,000 Active 173 DOM
23. 2026-06-18
    days on market $215,000 Active 171 DOM
24. 2026-06-17
    days on market $215,000 Active 170 DOM
25. 2026-06-16
    days on market $215,000 Active 169 DOM
26. 2026-06-15
    days on market $215,000 Active 168 DOM
27. 2026-06-14
    days on market $215,000 Active 166 DOM
28. 2026-06-13
    days on market $215,000 Active 165 DOM
29. 2026-06-10
    days on market $215,000 Active 163 DOM
30. 2026-06-09
    days on market $215,000 Active 162 DOM
31. 2026-06-08
    days on market $215,000 Active 161 DOM
32. 2026-06-07
    days on market $215,000 Active 160 DOM
33. 2026-06-02
    days on market $215,000 Active 155 DOM
34. 2026-06-01
    days on market $215,000 Active 154 DOM
35. 2026-05-31
    days on market $215,000 Active 153 DOM
36. 2026-05-30
    days on market $215,000 Active 152 DOM
37. 2026-04-21
    price $215,000 477-char remark

    Show marketing remark (477 chars)

    This condos excellent location is only the first of many amenities! Downtown AND close to the beach you'll find everything about The Dominion effortless. Enjoy unique dining and shopping in Ocean Springs entertainment district plus your own pool all at an affordable price. Inside you'll find fresh paint throughout and soaring ceilings. Truly the perfect place to be in the middle of it all! THE DOMINION is located within zoning RM-2, which is short term rental permissible.

38. 2025-12-29
    listed $230,000 Active 477-char remark

    Show marketing remark (477 chars)

    This condos excellent location is only the first of many amenities! Downtown AND close to the beach you'll find everything about The Dominion effortless. Enjoy unique dining and shopping in Ocean Springs entertainment district plus your own pool all at an affordable price. Inside you'll find fresh paint throughout and soaring ceilings. Truly the perfect place to be in the middle of it all! THE DOMINION is located within zoning RM-2, which is short term rental permissible.

ⓘ 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 ≥107°F today · 23 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: $20,987
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − HOA: −$5,700
• − Depreciation: −$6,255
• Taxable loss: −$10,669
• Est. tax savings @ 24.0%: +$2,561
• After-tax cash flow: $-4,390/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 · 3 photos

Good 75/100 Cosmetic rehab Est. rehab $5,750–$17,250 screening

This condo is in good condition with fresh paint and well-maintained landscaping, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — A well-maintained landscape can improve curb appeal and attract more potential buyers or renters. ↑

ⓘ 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.

C Composite school gradezoned avg 65/100

Zoned Schools

Elementary Oak Park Elementary School B MS #18/375 Nat'l #6,217/41,679 Middle Ocean Springs Middle School B+ MS #3/179 Nat'l #1,406/14,009 High Ocean Springs High School B+ MS #1/197 Nat'l #2,083/17,239

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

A Composite livability gradescore 86/100

Livability — Ocean Springs

• Score: 86/100
• State rank: #2
• US rank: #420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocean Springs, MS
• County: Jackson County · 146,926 people
• City population: 43,240
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 43,240
• Household income: $78,596
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 12% of renters

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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%

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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%

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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

-6.5% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $215,000 MLSU
• 2025-12-29 Listed $230,000 MLSU