331 Shirley Ct · Biloxi, MS 39531

$193,800

3 bd · 1.0 ba · 1,131 sqft · SingleFamily public records · 74 Days on market

Built 1958 9,583 sqft lot $171/sqft · 20% above area Est $161k · 20% 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 +18.6/30.0
• DSCR +5.8/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath brick home in Biloxi located at the end of a cul-de-sac. Home features new flooring, newer roof, updated windows, and gutters. Beautiful fenced backyard with deck and covered patio. Shed with power for extra storage or workspace. Hurricane shutters on the front provided. Located just minutes from Keesler Air Force Base and close to the beach.

Key facts

• Hurricane shutters
• Covered patio
• Cul-de-sac

Tags

• FENCED BACKYARD
• COVERED PATIO
• SHED WITH POWER
• HURRICANE SHUTTERS
• CUL-DE-SAC
• CLOSE TO BEACH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/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 $168k (13.2% below list).
• Recommended offer: $168k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 37% 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 $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 74 days — a 6% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $168,291 (13.2% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

• ARV (median comp): $161,325
• List price: $193,800
• Delta: 20.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1728 James Buchanan Dr	0.25mi	3/2.0	1,160 (+3%)	2mo	$179,900	$155	78
277 Rodenberg Ave	0.23mi	3/1.0	1,159 (+2%)	11mo	$129,000	$111	76
1775 Vaughn St	0.40mi	3/1.0	1,037 (-8%)	4mo	$89,900	$87	64
1673 Sunset Blvd	0.19mi	2/2.0 (-1)	1,057 (-6%)	9mo	$152,000	$144	64
1658 Hollywood Blvd	0.30mi	2/1.0 (-1)	1,017 (-10%)	1mo	$164,000	$161	63
1630 Hollywood Blvd	0.36mi	3/2.0	1,200 (+6%)	10mo	$187,900	$157	60
277 Dewey Cir	0.37mi	3/1.0	1,300 (+15%)	12mo	$149,995	$115	48
140 Coral Breeze Dr	0.73mi	3/1.5	1,030 (-9%)	9mo	$269,990	$262	42
141 Coral Breeze Dr	0.73mi	3/1.5	1,030 (-9%)	9mo	$269,990	$262	41
142 Coral Breeze Dr	0.73mi	3/1.5	1,030 (-9%)	10mo	$268,990	$261	41
105 Coral Breeze Dr	0.63mi	3/1.5	1,000 (-12%)	12mo	$267,990	$268	39
107 Coral Breeze Dr	0.63mi	3/1.5	1,000 (-12%)	12mo	$264,990	$265	39

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: -12.8%
• Equity multiple: 0.55×
• Total profit: $-24,423
• Equity at exit: $28,896

10-year hold

• IRR: -8.4%
• Equity multiple: 0.54×
• Total profit: $-25,066
• Equity at exit: $16,756

Cash invested: $54,264 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,683 high
• Mortgage (P&I): −$1,016
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $187

Break-even live

Break-even rent $1,446

Max offer price $193,800

Occupancy floor 84%

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: $48,450
• Closing costs: $5,814
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 Gordon Ave Biloxi, MS	3.0	1.0	900	$1,425	$1.58	21d	1	0.19mi
1737 James Buchanan Dr Biloxi, MS	3.0	2.0	1328	$1,650	$1.24	43d	1	0.26mi
270 Rodenberg Ave Biloxi, MS	3.0	2.0	1180	$1,100	$0.93	43d	1	0.28mi
1713 Stevens St Unit A Biloxi, MS	3.0	2.0	1100	$1,300	$1.18	21d	1	0.47mi
245 Mc Donnell Ave Unit E-131 Biloxi, MS	2.0	1.0	745	$995	$1.34	43d	1	0.58mi
245 Mc Donnell Ave Unit I-164 Biloxi, MS	2.0	1.0	745	$1,195	$1.60	43d	1	0.58mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$2,100	$2.62	13d	2	0.62mi
245 Mc Donnell Ave Biloxi, MS	2.0	1.0	775	$1,595	$2.06	21d	1	0.63mi
1664 Beach Blvd Biloxi, MS	2.0	1.5	985	$2,295	$2.33	43d	1	0.64mi
1667 Irish Hill Dr Biloxi, MS	1.0–2.0	1.0–1.5	862	$1,049	$1.22	13d	1	0.65mi
122 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,700	$2.70	43d	1	0.66mi
118 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,800	$2.80	13d	1	0.73mi
154 Saint Charles Ave Biloxi, MS	2.0	1.0	1292	$1,400	$1.08	43d	1	0.75mi
1623 Cayman Cv Biloxi, MS	3.0	2.0	1397	$3,700	$2.65	13d	1	0.79mi
340 Hiller Dr Biloxi, MS	3.0	2.0	1447	$1,749	$1.21	21d	1	0.92mi
1496 Beach Blvd Biloxi, MS	2.0	2.0	1150	$1,650	$1.43	43d	1	0.95mi
1496 Beach Blvd Biloxi, MS	2.0	1.5	1100	$1,450	$1.32	13d	1	0.95mi
1910 Southern Ave Biloxi, MS	1.0–2.0	1.0–1.5	725	$1,200	$1.66	13d	2	1.08mi
330 Belvedere Dr Biloxi, MS	3.0	1.0	1000	$1,200	$1.20	13d	1	1.16mi
145 Saint Francis St Biloxi, MS	2.0	2.0	1467	$2,900	$1.98	43d	1	1.27mi
630 Bay Cove Dr Biloxi, MS	2.0–3.0	2.0	1780	$3,450	$1.94	43d	2	1.36mi
2046 Beach Blvd Biloxi, MS	2.0	2.0	1152	$2,200	$1.91	21d	1	1.45mi

Listing history 23 events

1. 2026-06-18
   days on market $193,800 Active 74 DOM
2. 2026-06-17
   days on market $193,800 Active 73 DOM
3. 2026-06-16
   days on market $193,800 Active 72 DOM
4. 2026-06-15
   days on market $193,800 Active 71 DOM
5. 2026-06-14
   days on market $193,800 Active 69 DOM
6. 2026-06-13
   days on market $193,800 Active 68 DOM
7. 2026-06-09
   days on market $193,800 Active 65 DOM
8. 2026-06-08
   days on market $193,800 Active 64 DOM
9. 2026-06-07
   days on market $193,800 Active 63 DOM
10. 2026-06-05
    pricedays on market $193,800 Active 60 DOM
11. 2026-06-03
    days on market $193,900 Active 59 DOM
12. 2026-06-02
    days on market $193,900 Active 58 DOM
13. 2026-06-01
    days on market $193,900 Active 57 DOM
14. 2026-05-31
    days on market $193,900 Active 56 DOM
15. 2026-05-30
    days on market $193,900 Active 55 DOM
16. 2026-05-07
    price $193,900 371-char remark

    Show marketing remark (371 chars)

    Charming 3-bedroom, 1-bath brick home in Biloxi located at the end of a cul-de-sac. Home features new flooring, newer roof, updated windows, and gutters. Beautiful fenced backyard with deck and covered patio. Shed with power for extra storage or workspace. Hurricane shutters on the front provided. Located just minutes from Keesler Air Force Base and close to the beach.

17. 2026-04-15
    status Active 371-char remark

    Show marketing remark (371 chars)

    Charming 3-bedroom, 1-bath brick home in Biloxi located at the end of a cul-de-sac. Home features new flooring, newer roof, updated windows, and gutters. Beautiful fenced backyard with deck and covered patio. Shed with power for extra storage or workspace. Hurricane shutters on the front provided. Located just minutes from Keesler Air Force Base and close to the beach.

18. 2026-04-10
    status Pending 371-char remark

    Show marketing remark (371 chars)

    Charming 3-bedroom, 1-bath brick home in Biloxi located at the end of a cul-de-sac. Home features new flooring, newer roof, updated windows, and gutters. Beautiful fenced backyard with deck and covered patio. Shed with power for extra storage or workspace. Hurricane shutters on the front provided. Located just minutes from Keesler Air Force Base and close to the beach.

19. 2026-03-31
    listed $194,900 Active 371-char remark

    Show marketing remark (371 chars)

    Charming 3-bedroom, 1-bath brick home in Biloxi located at the end of a cul-de-sac. Home features new flooring, newer roof, updated windows, and gutters. Beautiful fenced backyard with deck and covered patio. Shed with power for extra storage or workspace. Hurricane shutters on the front provided. Located just minutes from Keesler Air Force Base and close to the beach.

20. 2022-03-22
    soldstatus
21. 2022-03-14
    soldstatus Closed 1052-char remark

    Show marketing remark (1052 chars)

    Cute 3 bedroom, one bath home located in a private dead end court making it safe for children to play. The house is convenient to everything available for the Gulf Coast residents to enjoy. Just a few blocks west of Keesler Air Force Base. Nice size front and back yards. The backyard is completely fenced. There is a nice size shed in the backyard that would make a good workshop as there is power running to it. The a/c unit is only 3 years old. Perfect house as a starter home or for investment property. The house is currently tenant occupied. The tenant will be moving out before closing. Cute 3 bedroom, one bath home located in a private dead end court making it safe for children to play. The house is convenient to everything available for the Gulf Coast residents to enjoy. Just a few blocks west of Keesler Air Force Base. Nice size front and back yards. The backyard is completely fenced. Perfect house as a starter home or for investment property. The house is currently tenant occupied. The tenant will be moving out before closing.

22. 2022-01-30
    status Pending 1052-char remark

    Show marketing remark (1052 chars)

    Cute 3 bedroom, one bath home located in a private dead end court making it safe for children to play. The house is convenient to everything available for the Gulf Coast residents to enjoy. Just a few blocks west of Keesler Air Force Base. Nice size front and back yards. The backyard is completely fenced. There is a nice size shed in the backyard that would make a good workshop as there is power running to it. The a/c unit is only 3 years old. Perfect house as a starter home or for investment property. The house is currently tenant occupied. The tenant will be moving out before closing. Cute 3 bedroom, one bath home located in a private dead end court making it safe for children to play. The house is convenient to everything available for the Gulf Coast residents to enjoy. Just a few blocks west of Keesler Air Force Base. Nice size front and back yards. The backyard is completely fenced. Perfect house as a starter home or for investment property. The house is currently tenant occupied. The tenant will be moving out before closing.

23. 2022-01-27
    listed $112,500 Active 1052-char remark

    Show marketing remark (1052 chars)

    Cute 3 bedroom, one bath home located in a private dead end court making it safe for children to play. The house is convenient to everything available for the Gulf Coast residents to enjoy. Just a few blocks west of Keesler Air Force Base. Nice size front and back yards. The backyard is completely fenced. There is a nice size shed in the backyard that would make a good workshop as there is power running to it. The a/c unit is only 3 years old. Perfect house as a starter home or for investment property. The house is currently tenant occupied. The tenant will be moving out before closing. Cute 3 bedroom, one bath home located in a private dead end court making it safe for children to play. The house is convenient to everything available for the Gulf Coast residents to enjoy. Just a few blocks west of Keesler Air Force Base. Nice size front and back yards. The backyard is completely fenced. Perfect house as a starter home or for investment property. The house is currently tenant occupied. The tenant will be moving out before closing.

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $1,531 · $128/mo
• Expected delta: +$989/yr (+$82/mo · 182.6%)

ⓘ 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 · 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: $20,195
• − Mortgage interest: −$10,856
• − Property taxes: −$542
• − Insurance: −$969
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$5,638
• Taxable loss: −$1,041
• Est. tax savings @ 24.0%: +$250
• After-tax cash flow: $2,497/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

+72.4% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $193,900 MLSU
• 2026-04-15 Relisted — MLSU
• 2026-04-10 Pending — MLSU
• 2026-03-31 Listed $194,900 MLSU
• 2022-03-22 Sold (Public Records) — Public Records
• 2022-03-14 Sold (MLS) — MLSU
• 2022-01-30 Pending — MLSU
• 2022-01-27 Listed $112,500 MLSU

Property tax history

+2.9%/yr

Latest (2025): $542 · +5.7% YoY. Source: county tax records.