1986 Greater Ave · Biloxi, MS 39531

$179,000

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 11 Days on market

Built 1940 7,405 sqft lot Est $160k · 12% over

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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).

• Cash flow +21.9/30.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Get ready to say, ''WoW! when you step in the door. So many awesome, unexpected features. The thoughtful renovations have elevated this 1940's cottage into a delightful, charming home ready for new owners. Plantation shutters covering upgraded energy efficient windows, new PEX plumbing throughout and new electrical wiring throughout make the effective age of the house much younger. Some of the hardwood floors are original and some were part of the renovations - both beautiful. Newer metal roof and HVAC make this home even more attractive! The house lives larger than it is with 2 living spaces, 3 bedrooms, and 2 baths. The home is nestled under shady trees creating a relaxing atmosphere. Enj

Key facts

• 10 x 12 storage shed
• 2 living spaces
• Back porch

Tags

• 2 LIVING SPACES
• PRIVACY FENCED BACK YARD
• 10 X 12 STORAGE SHED
• RAISED VEGETABLE GARDEN BED
• PAVER STONE PATIO AREA
• BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Cap rate 8.2% 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: Rents flat; 201 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $5k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $1.62M (90%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $160,064
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
166 Daisy St	0.11mi	3/2.0	1,410 (+8%)	2mo	$335,000	$238	76
182 Althea St	0.27mi	3/2.0	1,190 (-9%)	2mo	$82,000	$69	66
315 Belvedere Dr	0.49mi	3/1.5	1,287 (-2%)	15mo	$157,500	$122	60
329 West Dr	0.51mi	3/2.0	1,188 (-10%)	13mo	$119,000	$100	46
265 Mcdonnell Ave	0.66mi	3/2.0	1,243 (-5%)	16mo	$129,900	$105	44
389 Belvedere Cir	0.49mi	4/2.0 (+1)	1,194 (-9%)	12mo	$179,000	$150	43
2123 Floyd Dr	0.67mi	3/2.0	1,352 (+3%)	20mo	$194,900	$144	43
355 Belvedere Cir	0.61mi	2/2.0 (-1)	1,350 (+3%)	21mo	$159,000	$118	40

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: -9.1%
• Equity multiple: 0.68×
• Total profit: $-16,192
• Equity at exit: $26,689

10-year hold

• IRR: -3.8%
• Equity multiple: 0.78×
• Total profit: $-11,043
• Equity at exit: $15,477

Cash invested: $50,120 (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 39531

• Home prices YoY: -13.0%
• Rents YoY: 0.1%
• Active inventory: 201
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$939
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $283

Break-even live

Break-even rent $1,435

Max offer price $179,000

Occupancy floor 79%

Sensitivity live

Price	-10% $384	-5% $334	+0% $283	+5% $232	+10% $182
Rent	-10% $141	-5% $212	+0% $283	+5% $354	+10% $425
Rate	-1.0pp $373	-0.5pp $328	base $283	+0.5pp $237	+1.0pp $189

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2046 Beach Blvd Biloxi, MS	2.0	2.0	1152	$2,200	$1.91	22d	1	0.21mi
1910 Southern Ave Biloxi, MS	1.0–2.0	1.0–1.5	725	$1,200	$1.66	15d	2	0.26mi
2060 Beach Blvd #604 Biloxi, MS	2.0	2.0	1670	$2,849	$1.71	15d	1	0.35mi
2068 Beach Blvd Unit 342 Biloxi, MS	2.0	2.0	1001	$1,550	$1.55	15d	1	0.41mi
2068 Beach Blvd Unit 202 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	45d	1	0.41mi
2068 Beach Blvd Unit 142 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	15d	1	0.41mi
340 Hiller Dr Biloxi, MS	3.0	2.0	1447	$1,749	$1.21	22d	1	0.56mi
330 Belvedere Dr Biloxi, MS	3.0	1.0	1000	$1,200	$1.20	15d	1	0.57mi
1805 Irish Hill Dr #4 Biloxi, MS	3.0	2.0	1600	$2,400	$1.50	45d	1	0.61mi
310 Abbey Ct Biloxi, MS	2.0–3.0	1.0–2.0	1062	$1,275	$1.20	22d	17	0.71mi
2611 Heidi LN Biloxi, MS	3.0	2.5	1550	$1,775	$1.15	22d	1	0.83mi
1667 Irish Hill Dr Biloxi, MS	1.0–2.0	1.0–1.5	862	$1,049	$1.22	15d	1	0.95mi
1713 Stevens St Unit A Biloxi, MS	3.0	2.0	1100	$1,300	$1.18	22d	1	0.99mi
270 Rodenberg Ave Biloxi, MS	3.0	2.0	1180	$1,100	$0.93	45d	1	1.09mi
1737 James Buchanan Dr Biloxi, MS	3.0	2.0	1328	$1,650	$1.24	45d	1	1.11mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$2,100	$2.62	15d	2	1.12mi
1664 Beach Blvd Biloxi, MS	2.0	1.5	985	$2,295	$2.33	45d	1	1.14mi
122 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,700	$2.70	45d	1	1.15mi
118 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,800	$2.80	15d	1	1.17mi
187 Bilmarsan Dr Biloxi, MS	3.0	2.0	1850	$2,670	$1.44	45d	1	1.23mi
2387 Trafalgar Dr Biloxi, MS	3.0	2.0	1375	$1,700	$1.24	22d	1	1.29mi
1623 Cayman Cv Biloxi, MS	3.0	2.0	1397	$3,700	$2.65	15d	1	1.32mi
2436 Beach Blvd Biloxi, MS	3.0	2.0	1260	$975	$0.77	45d	1	1.36mi
1616 Gordon Ave Biloxi, MS	3.0	1.0	900	$1,425	$1.58	22d	1	1.37mi
390 Bertucci Blvd Biloxi, MS	3.0	2.0	1358	$1,800	$1.33	45d	1	1.42mi
2386 Merlin Cv Biloxi, MS	3.0	2.0	1500	$1,600	$1.07	15d	1	1.45mi
141 Pine Grove Ave Biloxi, MS	2.0	1.0	1000	$1,300	$1.30	15d	1	1.50mi
141 Pine Grove Ave Biloxi, MS	2.0	1.0	1000	$1,300	$1.30	22d	1	1.50mi

Listing history 6 events

1. 2025-09-22
   soldstatus
2. 2025-08-10
   status Pending
3. 2025-08-01
   status Active
4. 2025-07-16
   status Pending
5. 2025-07-13
   price $179,000
6. 2025-07-13
   listed $1,799,000 Active

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $1,442 · $120/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 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 · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,514
• − Mortgage interest: −$10,027
• − Property taxes: −$1,442
• − Insurance: −$895
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$5,207
• Taxable income: $501
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $3,275/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): 18,918
• Household income: $54,218
• Rent vs Own: 61.4% rent · 38.6% own
• Severe rent burden: 1110.0

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 0.60)
• 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%

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

-90.1% since first listed

6 events — show timeline

• 2025-09-22 Sold (Public Records) — Public Records
• 2025-08-10 Pending — MLSU
• 2025-08-01 Relisted — MLSU
• 2025-07-16 Pending — MLSU
• 2025-07-13 Price Changed $179,000 MLSU
• 2025-07-13 Listed $1,799,000 MLSU

Property tax history

+4.8%/yr

Latest (2025): $1,442 · +1.1% YoY. Source: county tax records.