1664 Beach Blvd Unit J 146 · Biloxi, MS 39531

$149,900

2 bd · 1.5 ba · 985 sqft · Condo · 232 Days on market

Good condition $152/sqft · 19% below area Est $186k · 19% under $468/mo HOA · 27% of rent ↓ 9% 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 +8.8/30.0
• 1% rule +6.7/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Updated Two-Bedroom Condo in Prime Location! Discover this meticulously maintained two-bedroom condo, just a short stroll from the beach, shops, and restaurants. This condo features ample storage, stylish tile baseboards, and modern stainless steel appliances complemented by a chic tile backsplash. Enjoy an array of amenities within the subdivision, including two sparkling pools, a playground, and a fully equipped gym. Don't miss your chance to see this gem—schedule a visit today, and you won't be disappointed!

Key facts

• Two sparkling pools
• Updated condo
• Prime location

Tags

• UPDATED CONDO
• PRIME LOCATION
• AMPLE STORAGE
• STAINLESS STEEL APPLIANCES
• TILE BACKSPLASH
• TWO SPARKLING POOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (12.0% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.3% vs local median 3.8% 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.
• Zoned schools: Back Bay Elementary School (math 51% / reading 50%, grade D+, #59 of 375 statewide, top 16%, 535 students, 99% FRL); Biloxi Junior High (math 60% / reading 43%, grade C, #27 of 179 statewide, top 16%, 881 students, 100% FRL); Biloxi High School (math 65% / reading 53%, grade C+, #7 of 197 statewide, top 3%, 1,728 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 268 active listings in the ZIP; 22 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; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($54k/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 $4k 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 232 days — a 12% lower offer ($132k) 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 $131,912 (12.0% 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 232 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
8. 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.
9. 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.
10. 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: 1.17% ✓
• Cap rate: 5.30%
• Cash-on-cash: -3.55%
• DSCR: 0.84
• GRM: 7.2

CMA / ARV

• ARV (median comp): $186,000
• List price: $149,900
• Delta: -19.41%
• 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
1664 Beach Blvd #63	0.05mi	2/1.5	985 (0%)	4mo	$160,000	$162	95
1658 Hollywood Blvd	0.86mi	2/1.0	1,017 (+3%)	3mo	$164,000	$161	55
1703 State St	0.32mi	3/1.0 (+1)	1,204 (+22%)	0mo	$139,900	$116	53
319 Belvedere Dr	1.32mi	3/1.0 (+1)	1,020 (+4%)	2mo	$159,900	$157	51
153 Saint Peter St	0.66mi	2/2.0	1,132 (+15%)	0mo	$149,000	$132	42
179 Summer Pl	0.74mi	2/1.0	739 (-25%)	0mo	$175,900	$238	38
2046 Beach Blvd Unit A321	1.29mi	2/2.0	1,152 (+17%)	3mo	$189,000	$164	36
2046 Beach Blvd Unit C114	1.29mi	2/2.0	1,152 (+17%)	3mo	$245,000	$213	35
2046 Beach Blvd Unit C311	1.29mi	2/2.0	1,152 (+17%)	3mo	$239,900	$208	35
325 Hiller Dr	1.06mi	2/1.0	821 (-17%)	3mo	$129,900	$158	35
1728 James Buchanan Dr	0.74mi	3/2.0 (+1)	1,160 (+18%)	4mo	$179,900	$155	30
182 Althea St	0.85mi	3/2.0 (+1)	1,190 (+21%)	4mo	$82,000	$69	30

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 · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -27.1%
• Equity multiple: 0.12×
• Total profit: $-36,916
• Equity at exit: $22,351

10-year hold

• IRR: -52.9%
• Equity multiple: -0.44×
• Total profit: $-60,528
• Equity at exit: $12,961

Cash invested: $41,972 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $169,000 ($172/sqft)
• Median days on market: 305 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +10.1% above current asking $/sqft

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

ZIP-level market 39531

• Home prices YoY: -13.0%
• Rents YoY: 0.1%
• Active inventory: 268
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$468
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-124

Break-even live

Break-even rent $1,904

Max offer price $131,943

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-72	+0% $-124	+5% $-176	+10% $-228
Rent	-10% $-262	-5% $-193	+0% $-124	+5% $-55	+10% $14
Rate	-1.0pp $-49	-0.5pp $-86	base $-124	+0.5pp $-163	+1.0pp $-202

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: $37,475
• Closing costs: $4,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$2,100	$2.62	62d	2	0.07mi
1664 Beach Blvd Biloxi, MS	2.0	1.5	985	$2,295	$2.33	92d	1	0.08mi
122 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,700	$2.70	92d	1	0.10mi
1702 Stevens St Biloxi, MS	1.0	1.0	800	$750	$0.94	92d	1	0.17mi
118 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,800	$2.80	62d	1	0.18mi
1713 Stevens St Unit A Biloxi, MS	3.0	2.0	1100	$1,300	$1.18	70d	1	0.18mi
1667 Irish Hill Dr Biloxi, MS	1.0–2.0	1.0–1.5	862	$1,049	$1.22	62d	1	0.20mi
1616 Gordon Ave Biloxi, MS	3.0	1.0	900	$1,425	$1.58	70d	1	0.48mi
245 Mc Donnell Ave Unit E-131 Biloxi, MS	2.0	1.0	745	$995	$1.34	92d	1	0.53mi
245 Mc Donnell Ave Unit G-147 Biloxi, MS	1.0	1.0	608	$1,500	$2.47	70d	1	0.53mi
245 Mc Donnell Ave Unit I-164 Biloxi, MS	2.0	1.0	745	$1,195	$1.60	92d	1	0.53mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	92d	1	0.55mi
245 Mc Donnell Ave Biloxi, MS	2.0	1.0	775	$1,595	$2.06	70d	1	0.58mi
1496 Beach Blvd Biloxi, MS	2.0	1.5	1100	$1,450	$1.32	62d	1	0.63mi
1910 Southern Ave Biloxi, MS	1.0–2.0	1.0–1.5	725	$1,200	$1.66	62d	2	0.89mi
330 Belvedere Dr Biloxi, MS	3.0	1.0	1000	$1,200	$1.20	62d	1	1.29mi
1282 Beach Blvd #216 Biloxi, MS	1.0	1.0	700	$1,895	$2.71	62d	1	1.41mi
1282 Beach Blvd #123 Biloxi, MS	2.0	1.0	900	$3,000	$3.33	70d	1	1.41mi
1282 Beach Blvd #106 Biloxi, MS	1.0	1.0	700	$2,800	$4.00	70d	1	1.41mi
2068 Beach Blvd Unit 142 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	62d	1	1.41mi
2068 Beach Blvd Unit 342 Biloxi, MS	2.0	2.0	1001	$1,550	$1.55	62d	1	1.41mi
2068 Beach Blvd Unit 202 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	92d	1	1.41mi

HOA detail $468/mo · $5,616/yr condo

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

Listing history 50 events

1. 2026-08-08
   days on market $149,900 Active 232 DOM
2. 2026-08-07
   days on market $149,900 Active 231 DOM
3. 2026-08-06
   days on market $149,900 Active 230 DOM
4. 2026-08-05
   days on market $149,900 Active 229 DOM
5. 2026-08-04
   days on market $149,900 Active 228 DOM
6. 2026-08-03
   days on market $149,900 Active 227 DOM
7. 2026-07-31
   days on market $149,900 Active 224 DOM
8. 2026-07-30
   days on market $149,900 Active 223 DOM
9. 2026-07-29
   days on market $149,900 Active 222 DOM
10. 2026-07-27
    days on market $149,900 Active 220 DOM
11. 2026-07-25
    days on market $149,900 Active 218 DOM
12. 2026-07-24
    days on market $149,900 Active 217 DOM
13. 2026-07-23
    days on market $149,900 Active 216 DOM
14. 2026-07-22
    days on market $149,900 Active 215 DOM
15. 2026-07-21
    days on market $149,900 Active 214 DOM
16. 2026-07-18
    days on market $149,900 Active 211 DOM
17. 2026-07-16
    days on market $149,900 Active 209 DOM
18. 2026-07-16
    days on market $149,900 Active 208 DOM
19. 2026-07-14
    days on market $149,900 Active 207 DOM
20. 2026-07-13
    days on market $149,900 Active 206 DOM
21. 2026-07-12
    days on market $149,900 Active 205 DOM
22. 2026-07-11
    days on market $149,900 Active 204 DOM
23. 2026-07-10
    days on market $149,900 Active 203 DOM
24. 2026-07-09
    days on market $149,900 Active 202 DOM
25. 2026-07-08
    days on market $149,900 Active 201 DOM
26. 2026-07-07
    days on market $149,900 Active 200 DOM
27. 2026-07-06
    days on market $149,900 Active 199 DOM
28. 2026-07-05
    days on market $149,900 Active 198 DOM
29. 2026-07-04
    days on market $149,900 Active 197 DOM
30. 2026-07-03
    days on market $149,900 Active 196 DOM
31. 2026-07-02
    days on market $149,900 Active 195 DOM
32. 2026-07-01
    days on market $149,900 Active 194 DOM
33. 2026-06-30
    days on market $149,900 Active 193 DOM
34. 2026-06-29
    days on market $149,900 Active 192 DOM
35. 2026-06-28
    days on market $149,900 Active 191 DOM
36. 2026-06-28
    days on market $149,900 Active 190 DOM
37. 2026-06-27
    days on market $149,900 Active 189 DOM
38. 2026-06-25
    pricedays on market $149,900 Active 187 DOM
39. 2026-06-23
    days on market $152,990 Active 185 DOM
40. 2026-06-21
    days on market $152,990 Active 184 DOM
41. 2026-06-18
    days on market $152,990 Active 181 DOM
42. 2026-06-17
    days on market $152,990 Active 180 DOM
43. 2026-06-16
    days on market $152,990 Active 179 DOM
44. 2026-06-15
    days on market $152,990 Active 178 DOM
45. 2026-06-14
    days on market $152,990 Active 176 DOM
46. 2026-06-13
    days on market $152,990 Active 175 DOM
47. 2026-06-09
    days on market $152,990 Active 172 DOM
48. 2026-06-08
    days on market $152,990 Active 171 DOM
49. 2026-06-07
    days on market $152,990 Active 170 DOM
50. 2026-06-05
    days on market $152,990 Active 167 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $20,959
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − HOA: −$5,616
• − Depreciation: −$4,361
• Taxable loss: −$3,766
• Est. tax savings @ 24.0%: +$904
• After-tax cash flow: $-585/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $4,925–$14,775 screening

This two-bedroom condo is in excellent condition with modern updates and amenities. It's move-in ready and would benefit from some exterior painting and landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Modernizes and improves functionality ↑
• Both New kitchen appliances — Modernizes and improves functionality ↑

ⓘ 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.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Back Bay Elementary School D+ MS #59/375 Nat'l #12,398/41,679 Middle Biloxi Junior High C MS #27/179 Nat'l #3,192/14,009 High Biloxi High School C+ MS #7/197 Nat'l #3,898/17,239

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

B Composite livability gradescore 79/100

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 · 228,444 people
• City population: 63,281
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 18,918
• Household income: $54,218
• Rent vs Own: 61.4% rent · 38.6% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 60% Black 18% Two or more races 12% Hispanic / Latino 11% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 6% Slovak 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 6% Arabic 1% Other Indo-European 1%

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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: ▼ -28.97%
• Current HPI: 193.4018
• Rent YoY: ▬ 0.05%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-9.5% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $152,990 MLSU
• 2026-04-08 Price Changed $159,999 MLSU
• 2026-01-22 Price Changed $162,000 MLSU
• 2025-12-19 Listed $169,000 MLSU