1664 Beach Blvd Unit J 146 · Biloxi, MS 39531

$149,900

2 bd · 1.5 ba · 985 sqft · Condo · 302 Days on market

Good condition $152/sqft · 18% below area Est $182k · 18% under $468/mo HOA · 25% of rent ↓ 9% 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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• 1% rule +7.5/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• 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 $-28 ($-332/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (2.7% 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 6.1% vs local median 3.9% 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; 331 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 41% 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 302 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 302 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. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 6.7

CMA / ARV

• ARV (median comp): $181,870
• List price: $149,900
• Delta: -17.58%
• 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
111 Coral Breeze Dr	0.15mi	3/1.5 (+1)	1,000 (+2%)	1mo	$299,900	$300	84
252 Beeman Dr	0.45mi	2/1.0	989 (+0%)	1mo	$166,900	$169	76
245 Mc Donnell Ave #166	0.60mi	3/1.5 (+1)	1,002 (+2%)	0mo	$115,000	$115	64
188 Iberville Dr	0.17mi	3/1.0 (+1)	1,182 (+20%)	1mo	$124,900	$106	59
1713 State St	0.35mi	2/1.0	1,134 (+15%)	1mo	$89,000	$78	56
187 Keesler Cir	1.48mi	2/1.0	938 (-5%)	1mo	$109,000	$116	54
331 Shirley Ct	0.56mi	3/1.0 (+1)	1,131 (+15%)	0mo	$192,500	$170	42
2046 Beach Blvd #121	1.29mi	2/2.0	1,152 (+17%)	1mo	$212,000	$184	38
324 West Dr	1.18mi	2/1.0	780 (-21%)	1mo	$129,000	$165	37
2046 Beach Blvd Unit A 326	1.29mi	2/2.0	1,152 (+17%)	1mo	$189,900	$165	37
2060 Beach Blvd #1103	1.35mi	1/1.0 (-1)	1,138 (+16%)	0mo	$235,000	$207	33
179 Gardenia St	1.11mi	1/1.0 (-1)	802 (-19%)	2mo	$139,900	$174	32

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: -22.3%
• Equity multiple: 0.26×
• Total profit: $-31,126
• Equity at exit: $22,351

10-year hold

• IRR: -34.0%
• Equity multiple: -0.17×
• Total profit: $-48,935
• 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: +7.6% vs 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: 331
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$468
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-28

Break-even live

Break-even rent $1,904

Max offer price $145,892

Occupancy floor 96%

Sensitivity live

Price	-10% $76	-5% $24	+0% $-28	+5% $-79	+10% $-131
Rent	-10% $-175	-5% $-102	+0% $-28	+5% $46	+10% $120
Rate	-1.0pp $48	-0.5pp $10	base $-28	+0.5pp $-67	+1.0pp $-106

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1664 Beach Blvd Biloxi, MS	2.0	1.5	985	$1,975	$2.01	35d	1	0.07mi
1664 Beach Blvd Biloxi, MS	2.0	1.5	985	$1,975	$2.01	38d	2	0.07mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$1,550	$1.93	51d	2	0.07mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$2,100	$2.62	154d	2	0.07mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	667	$1,550	$2.32	0d	4	0.07mi
1664 Beach Blvd Biloxi, MS	2.0	1.5	985	$2,295	$2.33	184d	1	0.08mi
1664 Beach Blvd #1 Biloxi, MS	1.0	1.0	618	$1,700	$2.75	10d	1	0.08mi
122 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,700	$2.70	184d	1	0.10mi
143 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,500	$2.50	37d	1	0.11mi
143 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,500	$2.50	10d	1	0.11mi
142 Coral Breeze Dr Biloxi, MS	3.0	1.5	1001	$3,300	$3.30	37d	1	0.12mi
142 Coral Breeze Dr Biloxi, MS	3.0	1.5	1001	$3,300	$3.30	41d	1	0.12mi
142 Coral Breeze Dr Biloxi, MS	2.0	1.5	1001	$2,990	$2.99	1d	1	0.12mi
1702 Stevens St Biloxi, MS	1.0	1.0	800	$750	$0.94	184d	1	0.17mi
1702 Stevens St Biloxi, MS	1.0	1.0	700	$700	$1.00	10d	1	0.17mi
1702 Stevens St Biloxi, MS	1.0	1.0	700	$700	$1.00	44d	1	0.17mi
118 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,800	$2.80	154d	1	0.18mi
1713 Stevens St Unit A Biloxi, MS	3.0	2.0	1100	$1,300	$1.18	162d	1	0.18mi
1713 Stevens St Unit B Biloxi, MS	3.0	2.0	1100	$1,300	$1.18	51d	1	0.18mi
1713 Stevens St Biloxi, MS	3.0	2.0	1100	$1,300	$1.18	0d	1	0.18mi
1713 Stevens St Biloxi, MS	3.0	2.0	1100	$1,300	$1.18	10d	1	0.18mi
1667 Irish Hill Dr Biloxi, MS	1.0–2.0	1.0–1.5	862	$1,100	$1.28	0d	1	0.20mi
142 Coral Breeze Dr Biloxi, MS	2.0	1.5	1000	$3,100	$3.10	10d	1	0.20mi
142 Coral Breeze Dr Biloxi, MS	2.0	1.5	1000	$3,100	$3.10	0d	1	0.20mi
1616 Gordon Ave Biloxi, MS	3.0	1.0	900	$1,425	$1.58	162d	1	0.48mi
245 Mc Donnell Ave Unit E-131 Biloxi, MS	2.0	1.0	745	$995	$1.34	184d	1	0.53mi
245 Mc Donnell Ave Unit G-147 Biloxi, MS	1.0	1.0	608	$1,500	$2.47	162d	1	0.53mi
245 Mc Donnell Ave Unit I-164 Biloxi, MS	2.0	1.0	745	$2,000	$2.68	10d	1	0.53mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	2d	1	0.55mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	10d	1	0.55mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	0d	1	0.55mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	184d	1	0.55mi
335 Rodenberg Ave Biloxi, MS	3.0	1.0	1014	$1,150	$1.13	29d	1	0.57mi
335 Rodenberg Ave Biloxi, MS	3.0	1.0	1014	$1,150	$1.13	10d	1	0.57mi
245 Mc Donnell Ave Unit B-209 Biloxi, MS	1.0	1.0	608	$895	$1.47	10d	1	0.58mi
245 Mc Donnell Ave Unit F-237 Biloxi, MS	2.0	1.0	745	$995	$1.34	10d	1	0.58mi
245 Mc Donnell Ave Biloxi, MS	2.0	1.0	775	$1,595	$2.06	162d	1	0.58mi
245 McDonnell Ave Biloxi, MS	2.0	1.0	744	$1,350	$1.81	14d	2	0.61mi
1496 Beach Blvd Biloxi, MS	2.0	1.5	1100	$1,300	$1.18	7d	1	0.63mi
1496 Beach Blvd Biloxi, MS	2.0	1.5	1100	$1,450	$1.32	154d	1	0.63mi

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. 2026-11-08
   days on market $149,900 Active 302 DOM
2. 2026-11-07
   days on market $149,900 Active 301 DOM
3. 2026-11-06
   days on market $149,900 Active 300 DOM
4. 2026-11-05
   days on market $149,900 Active 299 DOM
5. 2026-11-04
   days on market $149,900 Active 298 DOM
6. 2026-11-02
   days on market $149,900 Active 296 DOM
7. 2026-11-01
   days on market $149,900 Active 295 DOM
8. 2026-10-31
   days on market $149,900 Active 294 DOM
9. 2026-10-30
   days on market $149,900 Active 293 DOM
10. 2026-10-29
    days on market $149,900 Active 292 DOM
11. 2026-10-28
    days on market $149,900 Active 291 DOM
12. 2026-10-27
    days on market $149,900 Active 290 DOM
13. 2026-10-26
    days on market $149,900 Active 289 DOM
14. 2026-10-25
    days on market $149,900 Active 288 DOM
15. 2026-10-24
    days on market $149,900 Active 287 DOM
16. 2026-10-23
    days on market $149,900 Active 286 DOM
17. 2026-10-23
    days on market $149,900 Active 285 DOM
18. 2026-10-02
    days on market $149,900 Active 287 DOM
19. 2026-10-01
    days on market $149,900 Active 286 DOM
20. 2026-09-30
    days on market $149,900 Active 285 DOM
21. 2026-09-29
    days on market $149,900 Active 284 DOM
22. 2026-09-28
    days on market $149,900 Active 283 DOM
23. 2026-09-27
    days on market $149,900 Active 282 DOM
24. 2026-09-26
    days on market $149,900 Active 281 DOM
25. 2026-09-25
    days on market $149,900 Active 280 DOM
26. 2026-09-24
    days on market $149,900 Active 279 DOM
27. 2026-09-24
    days on market $149,900 Active 278 DOM
28. 2026-09-22
    days on market $149,900 Active 277 DOM
29. 2026-09-21
    days on market $149,900 Active 276 DOM
30. 2026-09-20
    days on market $149,900 Active 275 DOM
31. 2026-09-19
    days on market $149,900 Active 274 DOM
32. 2026-09-18
    days on market $149,900 Active 273 DOM
33. 2026-09-17
    days on market $149,900 Active 272 DOM
34. 2026-09-16
    days on market $149,900 Active 271 DOM
35. 2026-09-15
    days on market $149,900 Active 270 DOM
36. 2026-09-14
    days on market $149,900 Active 269 DOM
37. 2026-09-13
    days on market $149,900 Active 268 DOM
38. 2026-09-12
    days on market $149,900 Active 267 DOM
39. 2026-09-11
    days on market $149,900 Active 266 DOM
40. 2026-09-05
    days on market $149,900 Active 260 DOM
41. 2026-09-04
    days on market $149,900 Active 259 DOM
42. 2026-09-03
    days on market $149,900 Active 258 DOM
43. 2026-08-31
    days on market $149,900 Active 255 DOM
44. 2026-08-30
    days on market $149,900 Active 254 DOM
45. 2026-08-29
    days on market $149,900 Active 253 DOM
46. 2026-08-28
    days on market $149,900 Active 252 DOM
47. 2026-08-27
    days on market $149,900 Active 251 DOM
48. 2026-08-26
    days on market $149,900 Active 250 DOM
49. 2026-08-25
    days on market $149,900 Active 249 DOM
50. 2026-08-24
    days on market $149,900 Active 248 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: $22,424
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − HOA: −$5,616
• − Depreciation: −$4,361
• Taxable loss: −$2,536
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $276/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%
• 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