19506 Little Manatee St · Biloxi, MS 39532

$314,999

4 bd · 1.5 ba · 2,128 sqft · SingleFamily public records · 38 Days on market

Built 2022 7,405 sqft lot $148/sqft · 19% below area Est $381k · 17% under $46/mo HOA · 2% of rent ↓ 4% 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 +6.9/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• 1% rule +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Jasmine plan comes with move in package of blinds, refrigerator, and washer/dryer. Home is move in ready and can qualify for a 10 day close using DHI mortgage. 4.5% rate buy down to when using DHI mortgage and FHA/VA loan, 4.75% conventional. Built with beauty, quality and efficiency in mind, fall in love with the JASMINE, a 4 bedroom, 2 bath in DeSoto Trails! A premier community in Tradition. YMCA membership with a pool 59.00 family. Country living with city accessibility. You are 15 minutes North of The Promenade mall. Buyers enjoy granite counter-tops throughout, tray ceilings, on-suite w/ garden tub, oversized stand-up shower and large walk-in closet, spacious covered patio, 14-SEER Carrier HVAC, low-e windows, stainless steel appliance package, LED lighting package and SMART Home equipped. Builder and structural warranties apply. Pictures are of actual home.

Key facts

• Fitness center
• Clubhouse
• Resort style pool

Tags

• CUSTOM BUILT FIREPLACE
• SPLIT FLOOR PLAN
• RESORT STYLE POOL
• FITNESS CENTER
• CLUBHOUSE
• TOP SCHOOL

Property features AI

Finance

• HOA & community: Monthly association fee of $46 covering insurance and grounds maintenance

Exterior

• Parking: 2-car garage; Driveway; Garage door opener; Garage faces front; Concrete parking surfaces
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence (house); One level
• Construction: Brick construction; Shingle roof; Chainwall foundation; Built by builder
• Exterior features: Rear porch; Private yard

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning; Electric cooling
• Interior features: Double vanity; Electric fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-476 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (39.8% below list).
• Recommended offer: $190k (39.8% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.5% in Biloxi — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 79/100 on livability (#6 in MS, #2,141 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute D+, amenities F, employment D-.
• Harrison County School District (rural): math 52% / reading 46% proficiency, ranked #14 of 130 in MS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 393 active listings in the ZIP; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/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 $9k 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 38 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 2 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: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,560 (39.8% 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 38 days. Have you received any prior offers? Is the seller open to a 40% 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. 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: 0.60% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.48%
• DSCR: 0.71
• GRM: 13.8

CMA / ARV

• ARV (median comp): $380,551
• List price: $314,999
• Delta: -17.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19489 Little Manatee St	0.04mi	4/2.0	2,091 (-2%)	11mo	$310,000	$148	84
19498 Suwannee St	0.05mi	4/3.0	2,349 (+10%)	14mo	$335,000	$143	62
19484 Little Manatee St	0.04mi	4/3.0	2,358 (+11%)	15mo	$329,900	$140	62

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: -27.6%
• Equity multiple: 0.08×
• Total profit: $-81,508
• Equity at exit: $46,967

10-year hold

• IRR: -26.1%
• Equity multiple: -0.25×
• Total profit: $-110,578
• Equity at exit: $27,235

Cash invested: $88,200 (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 →

ZIP-level market 39532

• Rents YoY: 3.0%
• Active inventory: 393
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$145 /mo · $1,735/yr
• Insurance: −$131
• HOA: −$46
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-476

Break-even live

Break-even rent $2,498

Max offer price $230,875

Occupancy floor —

Sensitivity live

Price	-10% $-298	-5% $-387	+0% $-476	+5% $-565	+10% $-655
Rent	-10% $-626	-5% $-551	+0% $-476	+5% $-401	+10% $-326
Rate	-1.0pp $-318	-0.5pp $-396	base $-476	+0.5pp $-558	+1.0pp $-641

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-21
   days on market $314,999 Active 38 DOM
2. 2026-06-18
   days on market $314,999 Active 35 DOM
3. 2026-06-17
   days on market $314,999 Active 34 DOM
4. 2026-06-16
   days on market $314,999 Active 33 DOM
5. 2026-06-15
   days on market $314,999 Active 32 DOM
6. 2026-06-14
   days on market $314,999 Active 30 DOM
7. 2026-06-13
   days on market $314,999 Active 29 DOM
8. 2026-06-10
   days on market $314,999 Active 27 DOM
9. 2026-06-09
   days on market $314,999 Active 26 DOM
10. 2026-06-08
    days on market $314,999 Active 25 DOM
11. 2026-06-07
    days on market $314,999 Active 24 DOM
12. 2026-06-02
    days on market $314,999 Active 19 DOM
13. 2026-06-01
    days on market $314,999 Active 18 DOM
14. 2026-05-31
    days on market $314,999 Active 17 DOM
15. 2026-05-30
    days on market $314,999 Active 16 DOM
16. 2026-05-14
    listed $314,999 Active 1485-char remark
17. 2022-10-17
    soldstatus Closed 881-char remark

    Show marketing remark (881 chars)

    This Jasmine plan comes with move in package of blinds, refrigerator, and washer/dryer. Home is move in ready and can qualify for a 10 day close using DHI mortgage. 4.5% rate buy down to when using DHI mortgage and FHA/VA loan, 4.75% conventional. Built with beauty, quality and efficiency in mind, fall in love with the JASMINE, a 4 bedroom, 2 bath in DeSoto Trails! A premier community in Tradition. YMCA membership with a pool 59.00 family. Country living with city accessibility. You are 15 minutes North of The Promenade mall. Buyers enjoy granite counter-tops throughout, tray ceilings, on-suite w/ garden tub, oversized stand-up shower and large walk-in closet, spacious covered patio, 14-SEER Carrier HVAC, low-e windows, stainless steel appliance package, LED lighting package and SMART Home equipped. Builder and structural warranties apply. Pictures are of actual home.

18. 2022-09-17
    status Pending 881-char remark

    Show marketing remark (881 chars)

    This Jasmine plan comes with move in package of blinds, refrigerator, and washer/dryer. Home is move in ready and can qualify for a 10 day close using DHI mortgage. 4.5% rate buy down to when using DHI mortgage and FHA/VA loan, 4.75% conventional. Built with beauty, quality and efficiency in mind, fall in love with the JASMINE, a 4 bedroom, 2 bath in DeSoto Trails! A premier community in Tradition. YMCA membership with a pool 59.00 family. Country living with city accessibility. You are 15 minutes North of The Promenade mall. Buyers enjoy granite counter-tops throughout, tray ceilings, on-suite w/ garden tub, oversized stand-up shower and large walk-in closet, spacious covered patio, 14-SEER Carrier HVAC, low-e windows, stainless steel appliance package, LED lighting package and SMART Home equipped. Builder and structural warranties apply. Pictures are of actual home.

19. 2022-08-26
    price $320,500 881-char remark

    Show marketing remark (881 chars)

    This Jasmine plan comes with move in package of blinds, refrigerator, and washer/dryer. Home is move in ready and can qualify for a 10 day close using DHI mortgage. 4.5% rate buy down to when using DHI mortgage and FHA/VA loan, 4.75% conventional. Built with beauty, quality and efficiency in mind, fall in love with the JASMINE, a 4 bedroom, 2 bath in DeSoto Trails! A premier community in Tradition. YMCA membership with a pool 59.00 family. Country living with city accessibility. You are 15 minutes North of The Promenade mall. Buyers enjoy granite counter-tops throughout, tray ceilings, on-suite w/ garden tub, oversized stand-up shower and large walk-in closet, spacious covered patio, 14-SEER Carrier HVAC, low-e windows, stainless steel appliance package, LED lighting package and SMART Home equipped. Builder and structural warranties apply. Pictures are of actual home.

20. 2022-07-18
    price $320,900 881-char remark

    Show marketing remark (881 chars)

    This Jasmine plan comes with move in package of blinds, refrigerator, and washer/dryer. Home is move in ready and can qualify for a 10 day close using DHI mortgage. 4.5% rate buy down to when using DHI mortgage and FHA/VA loan, 4.75% conventional. Built with beauty, quality and efficiency in mind, fall in love with the JASMINE, a 4 bedroom, 2 bath in DeSoto Trails! A premier community in Tradition. YMCA membership with a pool 59.00 family. Country living with city accessibility. You are 15 minutes North of The Promenade mall. Buyers enjoy granite counter-tops throughout, tray ceilings, on-suite w/ garden tub, oversized stand-up shower and large walk-in closet, spacious covered patio, 14-SEER Carrier HVAC, low-e windows, stainless steel appliance package, LED lighting package and SMART Home equipped. Builder and structural warranties apply. Pictures are of actual home.

21. 2022-04-10
    listed $328,900 Active 881-char remark

    Show marketing remark (881 chars)

    This Jasmine plan comes with move in package of blinds, refrigerator, and washer/dryer. Home is move in ready and can qualify for a 10 day close using DHI mortgage. 4.5% rate buy down to when using DHI mortgage and FHA/VA loan, 4.75% conventional. Built with beauty, quality and efficiency in mind, fall in love with the JASMINE, a 4 bedroom, 2 bath in DeSoto Trails! A premier community in Tradition. YMCA membership with a pool 59.00 family. Country living with city accessibility. You are 15 minutes North of The Promenade mall. Buyers enjoy granite counter-tops throughout, tray ceilings, on-suite w/ garden tub, oversized stand-up shower and large walk-in closet, spacious covered patio, 14-SEER Carrier HVAC, low-e windows, stainless steel appliance package, LED lighting package and SMART Home equipped. Builder and structural warranties apply. Pictures are of actual home.

ⓘ 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: $1,735 · $145/mo
• Projected year-2 tax: $2,488 · $207/mo
• Expected delta: +$753/yr (+$63/mo · 43.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 20 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: $22,747
• − Mortgage interest: −$17,645
• − Property taxes: −$1,735
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − HOA: −$552
• − Depreciation: −$9,164
• Taxable loss: −$11,563
• Est. tax savings @ 24.0%: +$2,775
• After-tax cash flow: $-2,939/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: Harrison County School District
• NCES district ID: 2801770
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $46,504
• Composite: 41.66/100
• National rank: #3419
• State rank: #14 of 130 in MS

Livability — Biloxi

• Score: 79/100
• State rank: #6
• US rank: #2141

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harrison County · 178,171 people
• City population: 63,281
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 36,662
• Household income: $68,710
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 954.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 15% Two or more races 9% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 5% Italian 2% Serbian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 2% Vietnamese 1% 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: ▼ -90.04%
• Current HPI: 154.9975
• Rent YoY: ▲ 2.98%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-4.2% since first listed

6 events — show timeline

• 2026-05-14 Listed $314,999 MLSU
• 2022-10-17 Sold (MLS) — MLSU
• 2022-09-17 Pending — MLSU
• 2022-08-26 Price Changed $320,500 MLSU
• 2022-07-18 Price Changed $320,900 MLSU
• 2022-04-10 Listed $328,900 MLSU

Property tax history

+100.6%/yr

Latest (2025): $1,735 · +5.1% YoY. Source: county tax records.