263 Mcdonnell Ave · Biloxi, MS 39531

$79,900

2 bd · 1.0 ba · 849 sqft · SingleFamily public records · 11 Days on market

Built 1960 0.61 ac lot Est $125k · 36% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Clean and move-in ready 3-bedroom home priced below retail value for a quick sale. Fresh interior paint, updated windows, and professionally cleaned throughout. Exterior recently power washed and well maintained. Efficient 958 sq ft layout with functional living space and natural light. Vacant and easy to show. Great opportunity for owner-occupant or investor. Sold as-is. Owner/Agent Property

Key facts

• 0.61 acre lot
• Listed 11 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 14.5% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 30% 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1960 — 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. 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.
4. 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.
5. 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: 1.71% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.20%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $124,803
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Hiller Dr	0.44mi	2/1.0	821 (-3%)	2mo	$129,900	$158	72
236 Dewey Cir	0.39mi	2/2.0	930 (+10%)	4mo	$159,000	$171	59
1893 Southern Ave	0.49mi	2/1.0	822 (-3%)	18mo	$160,500	$195	57
321 Hiller Dr	0.43mi	2/1.0	742 (-13%)	3mo	$75,000	$101	57
288 Dewey Cir	0.22mi	2/1.0	962 (+13%)	17mo	$85,000	$88	53
147 Travia Ave	0.44mi	3/1.0 (+1)	888 (+5%)	20mo	$130,000	$146	50
179 Gardenia St	0.67mi	1/1.0 (-1)	800 (-6%)	8mo	$119,000	$149	47
1909 Southern Ave	0.55mi	2/1.0	801 (-6%)	22mo	$118,000	$147	47
2008 Greater Ave	0.72mi	2/1.0	750 (-12%)	9mo	$45,000	$60	39
329 Belvedere Dr	0.72mi	3/1.0 (+1)	960 (+13%)	24mo	$95,400	$99	20

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: 20.3%
• Equity multiple: 1.80×
• Total profit: $17,789
• Equity at exit: $11,913

10-year hold

• IRR: 26.4%
• Equity multiple: 3.01×
• Total profit: $44,923
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$419
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $544

Break-even live

Break-even rent $679

Max offer price $79,900

Occupancy floor 55%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
245 Mc Donnell Ave Biloxi, MS	2.0	1.0	775	$1,595	$2.06	21d	1	0.06mi
245 Mc Donnell Ave Unit I-164 Biloxi, MS	2.0	1.0	745	$1,195	$1.60	43d	1	0.07mi
245 Mc Donnell Ave Unit G-147 Biloxi, MS	1.0	1.0	608	$1,500	$2.47	21d	1	0.07mi
245 Mc Donnell Ave Unit E-131 Biloxi, MS	2.0	1.0	745	$995	$1.34	43d	1	0.07mi
1713 Stevens St Unit A Biloxi, MS	3.0	2.0	1100	$1,300	$1.18	21d	1	0.42mi
1702 Stevens St Biloxi, MS	1.0	1.0	800	$750	$0.94	43d	1	0.45mi
1910 Southern Ave Biloxi, MS	1.0–2.0	1.0–1.5	725	$1,200	$1.66	13d	2	0.49mi
1667 Irish Hill Dr Biloxi, MS	1.0–2.0	1.0–1.5	862	$1,049	$1.22	13d	1	0.50mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$2,100	$2.62	13d	2	0.63mi
1664 Beach Blvd Biloxi, MS	2.0	1.5	985	$2,295	$2.33	43d	1	0.65mi
122 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,700	$2.70	43d	1	0.66mi
330 Belvedere Dr Biloxi, MS	3.0	1.0	1000	$1,200	$1.20	13d	1	0.69mi
1616 Gordon Ave Biloxi, MS	3.0	1.0	900	$1,425	$1.58	21d	1	0.72mi
118 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,800	$2.80	13d	1	0.72mi
2068 Beach Blvd Unit 202 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	43d	1	1.03mi
2068 Beach Blvd Unit 142 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	13d	1	1.03mi
2068 Beach Blvd Unit 342 Biloxi, MS	2.0	2.0	1001	$1,550	$1.55	13d	1	1.03mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	43d	1	1.14mi
310 Abbey Ct Biloxi, MS	2.0–3.0	1.0–2.0	1062	$1,025	$0.97	21d	17	1.16mi
1496 Beach Blvd Biloxi, MS	2.0	1.5	1100	$1,450	$1.32	13d	1	1.23mi

Listing history 9 events

1. 2026-03-25
   status Pending
2. 2026-03-21
   status Active
3. 2026-03-03
   status Pending
4. 2026-02-25
   price $79,900
5. 2026-02-23
   listed $83,500 Active
6. 2021-10-01
   historical
7. 2019-06-26
   listed $59,900
8. 2019-06-24
   soldstatus
9. 2010-12-07
   soldstatus

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $1,005 · $84/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 ≥106°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: $16,410
• − Mortgage interest: −$4,476
• − Property taxes: −$1,005
• − Insurance: −$400
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$2,324
• Taxable income: $5,580
• Est. tax owed @ 24.0%: −$1,339
• After-tax cash flow: $5,193/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

+33.4% since first listed

9 events — show timeline

• 2026-03-25 Pending — MLSU
• 2026-03-21 Relisted — MLSU
• 2026-03-03 Pending — MLSU
• 2026-02-25 Price Changed $79,900 MLSU
• 2026-02-23 Listed $83,500 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2019-06-26 Listed $59,900 MLSU
• 2019-06-24 Sold (Public Records) — Public Records
• 2010-12-07 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,005 · +14.3% YoY. Source: county tax records.