640 Peyton Dr · Biloxi, MS 39530

$189,990

3 bd · 1.0 ba · 1,534 sqft · SingleFamily public records · 189 Days on market

Built 1977 7,405 sqft lot $124/sqft · at area comps Est $186k · at est.

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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 +20.3/30.0
• ARV discount +6.6/15.0
• DSCR +6.4/10.0
• 1% rule +4.8/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3/2 Home in the Heart of Biloxi. Walk to Main Street & Local Entertainment! Discover incredible potential with this 3-bedroom, 2-bath home located just steps from Main Street, offering easy access to Biloxi's dining, shopping, and entertainment attractions. Whether you're looking for a primary residence, investment property, or coastal getaway, this home is full of opportunity. Inside, you'll find a comfortable layout ready for your personal touch. A little TLC will make this home truly shine. Outside, recent improvements include a brand new metal roof, providing long-lasting durability and peace of mind for years to come. A rare bonus: the 2001 Lexus RX parked in the garage is included with the sale of the home! Enjoy walkability, convenience, and a chance to customize a home in one of Biloxi's most accessible locations. Don't miss out on this unique opportunity.

Key facts

• Metal roof
• Accessible locations
• 7,405 sq ft lot

Tags

• METAL ROOF
• ACCESSIBLE LOCATIONS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/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 $185k (2.4% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.5% in Biloxi — 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 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-.
• Biloxi Public School District (urban): math 60% / reading 48% proficiency, ranked #7 of 130 in MS (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 164 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• At $1,854/mo this rent would consume 54% of the median local household income ($41k/yr) (locally 329% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• 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 189 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $167,191 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.98% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (median comp): $186,283
• List price: $189,990
• Delta: 1.99%
• 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
679 Chambers Cv	0.11mi	4/2.0 (+1)	1,416 (-8%)	4mo	$149,000	$105	70
304 Nixon St	0.42mi	3/2.0	1,531 (-0%)	11mo	$89,500	$58	67
271 Ebony Ln	0.32mi	3/2.0	1,459 (-5%)	9mo	$95,000	$65	66
132 Dukate St	0.17mi	2/2.0 (-1)	1,378 (-10%)	2mo	$249,000	$181	65
414 Shell St	0.61mi	3/2.0	1,525 (-1%)	4mo	$399,900	$262	63
547 Howard Ave	0.27mi	2/2.0 (-1)	1,400 (-9%)	3mo	$250,000	$179	62
258 Reynoir St	0.50mi	3/2.0	1,637 (+7%)	11mo	$95,000	$58	52
410 Shell St	0.62mi	3/2.0	1,525 (-1%)	19mo	$389,000	$255	50
180 Rosetti St	0.74mi	3/2.0	1,512 (-1%)	10mo	$169,000	$112	50
130 Lee St	0.28mi	2/2.0 (-1)	1,729 (+13%)	11mo	$335,000	$194	47
171 Lee St	0.21mi	2/1.0 (-1)	1,304 (-15%)	18mo	$189,900	$146	46
550 Roy St	0.57mi	4/2.0 (+1)	1,633 (+6%)	21mo	$149,500	$92	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-15,372
• Equity at exit: $28,328

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $6,385
• Equity at exit: $16,427

Cash invested: $53,197 (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 39530

• Active inventory: 164
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$996
• Tax from tax record: −$147 /mo · $1,760/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $242

Break-even live

Break-even rent $1,547

Max offer price $189,990

Occupancy floor 82%

Sensitivity live

Price	-10% $350	-5% $296	+0% $242	+5% $189	+10% $135
Rent	-10% $96	-5% $169	+0% $242	+5% $316	+10% $389
Rate	-1.0pp $338	-0.5pp $291	base $242	+0.5pp $193	+1.0pp $143

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: $47,498
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
626 Water St Biloxi, MS	3.0	2.0	1800	$2,300	$1.28	44d	1	0.23mi
626 Water St Biloxi, MS	3.0	2.0	1800	$2,200	$1.22	22d	1	0.23mi
620 Murray St Biloxi, MS	3.0	1.5	1300	$1,600	$1.23	44d	1	0.27mi
271 Ebony Ln Biloxi, MS	3.0	2.0	1498	$1,600	$1.07	14d	1	0.29mi
520 Beach Blvd Biloxi, MS	2.0	2.0	1089	$2,950	$2.71	44d	1	0.41mi
270 Bohn St Biloxi, MS	2.0	1.0	1050	$1,200	$1.14	45d	1	0.70mi
962 Thelma St Biloxi, MS	3.0	2.0	1200	$1,649	$1.37	44d	1	0.82mi
172 Hoxie St Biloxi, MS	3.0	2.0	2117	$1,800	$0.85	22d	1	0.83mi
309 Seal Ave Biloxi, MS	2.0	1.0	1100	$1,400	$1.27	22d	1	0.95mi
259 Benachi Ave Biloxi, MS	2.0	1.5	1100	$1,900	$1.73	44d	1	1.06mi

Listing history 27 events

1. 2026-06-18
   days on market $189,990 Active 189 DOM
2. 2026-06-17
   days on market $189,990 Active 188 DOM
3. 2026-06-16
   days on market $189,990 Active 187 DOM
4. 2026-06-15
   days on market $189,990 Active 186 DOM
5. 2026-06-14
   days on market $189,990 Active 184 DOM
6. 2026-06-13
   days on market $189,990 Active 183 DOM
7. 2026-06-09
   days on market $189,990 Active 180 DOM
8. 2026-06-08
   days on market $189,990 Active 179 DOM
9. 2026-06-07
   days on market $189,990 Active 178 DOM
10. 2026-06-05
    days on market $189,990 Active 175 DOM
11. 2026-06-03
    days on market $189,990 Active 174 DOM
12. 2026-06-02
    days on market $189,990 Active 173 DOM
13. 2026-06-01
    days on market $189,990 Active 172 DOM
14. 2026-05-31
    days on market $189,990 Active 171 DOM
15. 2026-05-30
    days on market $189,990 Active 170 DOM
16. 2026-02-13
    price $189,990 901-char remark

    Show marketing remark (901 chars)

    Charming 3/2 Home in the Heart of Biloxi. Walk to Main Street & Local Entertainment! Discover incredible potential with this 3-bedroom, 2-bath home located just steps from Main Street, offering easy access to Biloxi's dining, shopping, and entertainment attractions. Whether you're looking for a primary residence, investment property, or coastal getaway, this home is full of opportunity. Inside, you'll find a comfortable layout ready for your personal touch. A little TLC will make this home truly shine. Outside, recent improvements include a brand new metal roof, providing long-lasting durability and peace of mind for years to come. A rare bonus: the 2001 Lexus RX parked in the garage is included with the sale of the home! Enjoy walkability, convenience, and a chance to customize a home in one of Biloxi's most accessible locations. Don't miss out on this unique opportunity.

17. 2025-12-11
    listed $199,990 Active 901-char remark

    Show marketing remark (901 chars)

    Charming 3/2 Home in the Heart of Biloxi. Walk to Main Street & Local Entertainment! Discover incredible potential with this 3-bedroom, 2-bath home located just steps from Main Street, offering easy access to Biloxi's dining, shopping, and entertainment attractions. Whether you're looking for a primary residence, investment property, or coastal getaway, this home is full of opportunity. Inside, you'll find a comfortable layout ready for your personal touch. A little TLC will make this home truly shine. Outside, recent improvements include a brand new metal roof, providing long-lasting durability and peace of mind for years to come. A rare bonus: the 2001 Lexus RX parked in the garage is included with the sale of the home! Enjoy walkability, convenience, and a chance to customize a home in one of Biloxi's most accessible locations. Don't miss out on this unique opportunity.

18. 2025-10-31
    historical
19. 2025-09-10
    price $199,990
20. 2025-09-10
    price $199,900
21. 2024-12-11
    price $209,000
22. 2024-10-15
    listed $219,000 Active
23. 2021-10-01
    historical
24. 2014-01-30
    listed $119,900
25. 2013-07-15
    soldstatus
26. 2013-07-11
    soldstatus
27. 2013-04-16
    listed $59,900

ⓘ 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: $1,760 · $147/mo
• Projected year-2 tax: $1,760 · $147/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 5/10 Major FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 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: $22,247
• − Mortgage interest: −$10,642
• − Property taxes: −$1,760
• − Insurance: −$950
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$5,527
• Taxable loss: −$192
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $2,955/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: Biloxi Public School District
• NCES district ID: 2800630
• Math proficiency: 60% ▼ -7.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $40,608
• Composite: 45.26/100
• National rank: #2657
• State rank: #7 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

• Census place: Biloxi, MS
• County: Harrison County · 178,171 people
• City population: 63,281
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 7,701
• Household income: $41,117
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 329.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 48% Black 28% Hispanic / Latino 15% Two or more races 5% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 9% Slovak 2% Italian 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 82% English-only · Spanish 14% Vietnamese 2% 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: ▼ -108.19%
• Current HPI: 181.0603
• Rent YoY: —
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+217.2% since first listed

12 events — show timeline

• 2026-02-13 Price Changed $189,990 MLSU
• 2025-12-11 Listed $199,990 MLSU
• 2025-10-31 Listing Removed — MLSU
• 2025-09-10 Price Changed $199,990 MLSU
• 2025-09-10 Price Changed $199,900 MLSU
• 2024-12-11 Price Changed $209,000 MLSU
• 2024-10-15 Listed $219,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2014-01-30 Listed $119,900 MLSU
• 2013-07-15 Sold (Public Records) — Public Records
• 2013-07-11 Sold (MLS) — MLSU
• 2013-04-16 Listed $59,900 MLSU

Property tax history

+0.7%/yr

Latest (2025): $1,760 · +5.6% YoY. Source: county tax records.