3230 Cumberland Rd #54 · Ocean Springs, MS 39564

$124,000

1 bd · 2.0 ba · 756 sqft · Condo public records · 93 Days on market

Built 1972 $164/sqft · 9% below area Est $136k · 9% under $387/mo HOA · 23% of rent ↓ 7% 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).

• Cash flow +19.0/30.0
• ARV discount +11.5/15.0
• 1% rule +8.6/10.0
• DSCR +6.0/10.0
• Schools +5.3/10.0
• Livability +4.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 1 bedroom, 1.5 bath condo offering a unique and desirable location just steps to the sparkling inground pool. The kitchen appliances were recently updated along with the shower upstairs. A stand out feature are the electric blinds which let you enjoy the view of the pool or have privacy with the push of a button. Owners amenities include a clubhouse, fitness facility, tennis and pickleball courts, putting green and a marina with boat launch. This unit provides the perfect blend of comfort, convenience, and low-maintenance living--ideal as a primary residence, weekend getaway, or investment opportunity. Furniture is negotiable with acceptable offer, excluding curio cabinet and select artwork.

Key facts

• Fitness facility
• Clubhouse
• Pickleball courts

Tags

• UNIQUE LOCATION
• ELECTRIC BLINDS
• CLUBHOUSE
• FITNESS FACILITY
• TENNIS COURTS
• PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $124k.

Deal economics

• At list price, monthly cash flow is $63 ($756/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $113k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.2% in Ocean Springs — 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 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); 723 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Watch-outs: flood insurance adds $66/mo; HOA is 23% of rent.
• Climate carrying-cost: severe 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 $112,840 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.36% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 6.1

CMA / ARV

• ARV (median comp): $136,062
• List price: $124,000
• Delta: -8.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.46×
• Total profit: $-18,621
• Equity at exit: $18,489

10-year hold

• IRR: -11.2%
• Equity multiple: 0.39×
• Total profit: $-21,087
• Equity at exit: $10,721

Cash invested: $34,720 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$387
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $63

Break-even live

Break-even rent $1,603

Max offer price $124,000

Occupancy floor 91%

Sensitivity live

Price	-10% $133	-5% $98	+0% $63	+5% $28	+10% $-7
Rent	-10% $-70	-5% $-4	+0% $63	+5% $129	+10% $196
Rate	-1.0pp $125	-0.5pp $94	base $63	+0.5pp $31	+1.0pp $-2

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2501 Bienville Blvd Unit 432 Ocean Springs, MS	2.0	2.0	1095	$2,300	$2.10	45d	1	0.77mi
2501 Bienville Blvd Ocean Springs, MS	1.0	1.0	855	$1,900	$2.22	15d	1	0.85mi
3500 Groveland Rd Ocean Springs, MS	2.0–3.0	2.0	1173	$1,350	$1.15	15d	1	0.89mi
600 Bechtel Blvd Ocean Springs, MS	2.0	2.0	944	$1,500	$1.59	15d	1	1.25mi

HOA detail condo

• Monthly dues: $387 · $4,644/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $124,000 Active 93 DOM
2. 2026-06-18
   days on market $124,000 Active 90 DOM
3. 2026-06-17
   days on market $124,000 Active 89 DOM
4. 2026-06-16
   days on market $124,000 Active 88 DOM
5. 2026-06-15
   days on market $124,000 Active 87 DOM
6. 2026-06-14
   days on market $124,000 Active 85 DOM
7. 2026-06-13
   days on market $124,000 Active 84 DOM
8. 2026-06-10
   days on market $124,000 Active 82 DOM
9. 2026-06-09
   days on market $124,000 Active 81 DOM
10. 2026-06-08
    days on market $124,000 Active 80 DOM
11. 2026-06-07
    days on market $124,000 Active 79 DOM
12. 2026-06-02
    days on market $124,000 Active 74 DOM
13. 2026-06-01
    days on market $124,000 Active 73 DOM
14. 2026-05-31
    days on market $124,000 Active 72 DOM
15. 2026-05-30
    days on market $124,000 Active 71 DOM
16. 2026-03-19
    listed $124,000 Active 723-char remark

    Show marketing remark (723 chars)

    Beautifully maintained 1 bedroom, 1.5 bath condo offering a unique and desirable location just steps to the sparkling inground pool. The kitchen appliances were recently updated along with the shower upstairs. A stand out feature are the electric blinds which let you enjoy the view of the pool or have privacy with the push of a button. Owners amenities include a clubhouse, fitness facility, tennis and pickleball courts, putting green and a marina with boat launch. This unit provides the perfect blend of comfort, convenience, and low-maintenance living--ideal as a primary residence, weekend getaway, or investment opportunity. Furniture is negotiable with acceptable offer, excluding curio cabinet and select artwork.

17. 2025-01-31
    soldstatus
18. 2025-01-17
    soldstatus Closed 1317-char remark

    Show marketing remark (1317 chars)

    Experience coastal living with this one-bedroom, one-and-a-half-bath condo at Oak Glen Marina! Offering views overlooking the sparkling pool, this residence is perfect for those seeking both relaxation and adventure. Whether you're looking to relax by the pool, enjoy the Gulf, or explore the vibrant downtown area, this condo offers a perfect option with convenience and price. Embrace the coastal lifestyle you've been dreaming of! Don't miss out on this opportunity! Key Features: Awesome Pool Views: Enjoy picturesque views right from your living room and bedroom. Prime Location: Just a short ride to downtown, where you'll find amazing retail, restaurants, and nightlife. Spacious Layout: Open floor plan with ample natural light, perfect for entertaining or unwinding after a day of activities. Plus extra large bedroom allows extra space for home office, gym or seating area. Interiors: Bright and spacious living areas. Community Amenities: Clubhouse: Ideal for social gatherings and events. Pool: Relax and soak up the sun in the beautifully maintained pool area. Fitness Facility: Stay active with the conveniently located gym. Tennis Courts: Perfect for all skill levels. Fishing Opportunities: Enjoy fishing at the marina. Marina with Boat Launch: Easy access for boating.

19. 2025-01-06
    status Pending 1317-char remark

    Show marketing remark (1317 chars)

    Experience coastal living with this one-bedroom, one-and-a-half-bath condo at Oak Glen Marina! Offering views overlooking the sparkling pool, this residence is perfect for those seeking both relaxation and adventure. Whether you're looking to relax by the pool, enjoy the Gulf, or explore the vibrant downtown area, this condo offers a perfect option with convenience and price. Embrace the coastal lifestyle you've been dreaming of! Don't miss out on this opportunity! Key Features: Awesome Pool Views: Enjoy picturesque views right from your living room and bedroom. Prime Location: Just a short ride to downtown, where you'll find amazing retail, restaurants, and nightlife. Spacious Layout: Open floor plan with ample natural light, perfect for entertaining or unwinding after a day of activities. Plus extra large bedroom allows extra space for home office, gym or seating area. Interiors: Bright and spacious living areas. Community Amenities: Clubhouse: Ideal for social gatherings and events. Pool: Relax and soak up the sun in the beautifully maintained pool area. Fitness Facility: Stay active with the conveniently located gym. Tennis Courts: Perfect for all skill levels. Fishing Opportunities: Enjoy fishing at the marina. Marina with Boat Launch: Easy access for boating.

20. 2024-11-12
    price $119,900 1317-char remark

    Show marketing remark (1317 chars)

    Experience coastal living with this one-bedroom, one-and-a-half-bath condo at Oak Glen Marina! Offering views overlooking the sparkling pool, this residence is perfect for those seeking both relaxation and adventure. Whether you're looking to relax by the pool, enjoy the Gulf, or explore the vibrant downtown area, this condo offers a perfect option with convenience and price. Embrace the coastal lifestyle you've been dreaming of! Don't miss out on this opportunity! Key Features: Awesome Pool Views: Enjoy picturesque views right from your living room and bedroom. Prime Location: Just a short ride to downtown, where you'll find amazing retail, restaurants, and nightlife. Spacious Layout: Open floor plan with ample natural light, perfect for entertaining or unwinding after a day of activities. Plus extra large bedroom allows extra space for home office, gym or seating area. Interiors: Bright and spacious living areas. Community Amenities: Clubhouse: Ideal for social gatherings and events. Pool: Relax and soak up the sun in the beautifully maintained pool area. Fitness Facility: Stay active with the conveniently located gym. Tennis Courts: Perfect for all skill levels. Fishing Opportunities: Enjoy fishing at the marina. Marina with Boat Launch: Easy access for boating.

21. 2024-07-31
    price $124,900 1317-char remark

    Show marketing remark (1317 chars)

    Experience coastal living with this one-bedroom, one-and-a-half-bath condo at Oak Glen Marina! Offering views overlooking the sparkling pool, this residence is perfect for those seeking both relaxation and adventure. Whether you're looking to relax by the pool, enjoy the Gulf, or explore the vibrant downtown area, this condo offers a perfect option with convenience and price. Embrace the coastal lifestyle you've been dreaming of! Don't miss out on this opportunity! Key Features: Awesome Pool Views: Enjoy picturesque views right from your living room and bedroom. Prime Location: Just a short ride to downtown, where you'll find amazing retail, restaurants, and nightlife. Spacious Layout: Open floor plan with ample natural light, perfect for entertaining or unwinding after a day of activities. Plus extra large bedroom allows extra space for home office, gym or seating area. Interiors: Bright and spacious living areas. Community Amenities: Clubhouse: Ideal for social gatherings and events. Pool: Relax and soak up the sun in the beautifully maintained pool area. Fitness Facility: Stay active with the conveniently located gym. Tennis Courts: Perfect for all skill levels. Fishing Opportunities: Enjoy fishing at the marina. Marina with Boat Launch: Easy access for boating.

22. 2024-06-12
    listed $132,900 Active 1317-char remark

    Show marketing remark (1317 chars)

    Experience coastal living with this one-bedroom, one-and-a-half-bath condo at Oak Glen Marina! Offering views overlooking the sparkling pool, this residence is perfect for those seeking both relaxation and adventure. Whether you're looking to relax by the pool, enjoy the Gulf, or explore the vibrant downtown area, this condo offers a perfect option with convenience and price. Embrace the coastal lifestyle you've been dreaming of! Don't miss out on this opportunity! Key Features: Awesome Pool Views: Enjoy picturesque views right from your living room and bedroom. Prime Location: Just a short ride to downtown, where you'll find amazing retail, restaurants, and nightlife. Spacious Layout: Open floor plan with ample natural light, perfect for entertaining or unwinding after a day of activities. Plus extra large bedroom allows extra space for home office, gym or seating area. Interiors: Bright and spacious living areas. Community Amenities: Clubhouse: Ideal for social gatherings and events. Pool: Relax and soak up the sun in the beautifully maintained pool area. Fitness Facility: Stay active with the conveniently located gym. Tennis Courts: Perfect for all skill levels. Fishing Opportunities: Enjoy fishing at the marina. Marina with Boat Launch: Easy access for boating.

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,332 · $111/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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $20,192
• − Mortgage interest: −$6,946
• − Property taxes: −$1,332
• − Insurance: −$1,418
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − HOA: −$4,644
• − Depreciation: −$3,607
• Taxable loss: −$985
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $992/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 — 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 · 82,196 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: 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

-6.7% since first listed

7 events — show timeline

• 2026-03-19 Listed $124,000 MLSU
• 2025-01-31 Sold (Public Records) — Public Records
• 2025-01-17 Sold (MLS) — MLSU
• 2025-01-06 Pending — MLSU
• 2024-11-12 Price Changed $119,900 MLSU
• 2024-07-31 Price Changed $124,900 MLSU
• 2024-06-12 Listed $132,900 MLSU

Property tax history

+4.8%/yr

Latest (2025): $1,332 · +5.7% YoY. Source: county tax records.