205 Hopkins Blvd · Biloxi, MS 39530

$99,500

2 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 158 Days on market

Built 1948 0.26 ac lot $94/sqft · 18% below area Est $134k · 26% under ↓ 41% since listing

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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 MLS

Two lots. City of Biloxi said you could have two homes on this property. Sold ''As Is Where Is''. Downtown Biloxi near the farmer's market, baseball stadium, beach, casinos and restaurants.

Key facts

• Two lots
• Downtown biloxi
• Baseball stadium

Tags

• TWO LOTS
• DOWNTOWN BILOXI
• FARMER'S MARKET
• BASEBALL STADIUM
• BEACH
• CASINOS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $695 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: 164 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• At $1,702/mo this rent would consume 50% of the median local household income ($41k/yr) (locally 329% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1948 — 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 $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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.
6. 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.
7. 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: 14.67%
• Cash-on-cash: 29.93%
• DSCR: 2.33
• GRM: 4.9

CMA / ARV

• ARV (median comp): $134,022
• List price: $99,500
• Delta: -25.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
252 Seal Ave	0.15mi	2/1.0	1,100 (+4%)	3mo	$130,000	$118	84
216 Benachi Ave	0.26mi	2/1.0	1,100 (+4%)	23mo	$160,000	$145	61
281 Forrest Ave	0.54mi	2/2.0	1,100 (+4%)	4mo	$199,900	$182	61
225 Lameuse St	0.49mi	2/1.0	990 (-6%)	18mo	$112,000	$113	52
316 Porter Ave	0.52mi	2/2.0	1,152 (+9%)	8mo	$199,750	$173	50
273 Graham Ave	0.31mi	3/2.0 (+1)	1,100 (+4%)	24mo	$159,999	$145	50
289 Hopkins Blvd	0.24mi	2/1.0	1,200 (+14%)	21mo	$189,000	$158	48
247 Forrest Ave	0.49mi	2/2.0	1,200 (+14%)	4mo	$279,999	$233	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.01×
• Total profit: $28,130
• Equity at exit: $14,836

10-year hold

• IRR: 32.3%
• Equity multiple: 3.92×
• Total profit: $81,486
• Equity at exit: $8,603

Cash invested: $27,860 (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 39530

• Active inventory: 164
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$522
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $695

Break-even live

Break-even rent $823

Max offer price $99,500

Occupancy floor 54%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
962 Thelma St Biloxi, MS	3.0	2.0	1200	$1,649	$1.37	43d	1	0.19mi
133 Hopkins Blvd Biloxi, MS	2.0	1.0	800	$2,400	$3.00	43d	1	0.21mi
902 Howard Ave Biloxi, MS	1.0	1.0	850	$1,300	$1.53	43d	1	0.24mi
270 Bohn St Biloxi, MS	2.0	1.0	1050	$1,200	$1.14	44d	1	0.24mi
255 Benachi Ave Biloxi, MS	2.0	1.5	1008	$2,000	$1.98	43d	1	0.31mi
259 Benachi Ave Biloxi, MS	2.0	1.5	1100	$1,900	$1.73	43d	1	0.31mi
265 Benachi Ave Biloxi, MS	2.0	1.5	1015	$2,000	$1.97	43d	1	0.32mi
269 Benachi Ave Biloxi, MS	2.0	1.5	1017	$2,250	$2.21	43d	1	0.33mi
309 Seal Ave Biloxi, MS	2.0	1.0	1100	$1,400	$1.27	20d	1	0.35mi
129 Fayard St Biloxi, MS	1.0	1.0	800	$1,300	$1.62	20d	1	0.38mi
1135 Judge Sekul Ave Biloxi, MS	1.0–2.0	1.0	880	$899	$1.02	13d	3	0.55mi
620 Murray St Biloxi, MS	3.0	1.5	1300	$1,600	$1.23	43d	1	0.82mi
271 Ebony Ln Biloxi, MS	3.0	2.0	1498	$1,600	$1.07	13d	1	0.84mi
1282 Beach Blvd #106 Biloxi, MS	1.0	1.0	700	$2,800	$4.00	20d	1	1.07mi
1282 Beach Blvd #216 Biloxi, MS	1.0	1.0	700	$1,895	$2.71	13d	1	1.07mi
1282 Beach Blvd #123 Biloxi, MS	2.0	1.0	900	$3,000	$3.33	20d	1	1.07mi
520 Beach Blvd Biloxi, MS	2.0	2.0	1089	$2,950	$2.71	43d	1	1.14mi
145 Saint Francis St Biloxi, MS	2.0	2.0	1467	$2,900	$1.98	43d	1	1.33mi
420 Richmond Dr Biloxi, MS	3.0	2.0	1020	$1,600	$1.57	43d	1	1.35mi

Listing history 24 events

1. 2026-06-18
   days on market $99,500 Active 158 DOM
2. 2026-06-17
   days on market $99,500 Active 157 DOM
3. 2026-06-16
   days on market $99,500 Active 156 DOM
4. 2026-06-15
   days on market $99,500 Active 155 DOM
5. 2026-06-14
   days on market $99,500 Active 153 DOM
6. 2026-06-13
   days on market $99,500 Active 152 DOM
7. 2026-06-09
   days on market $99,500 Active 149 DOM
8. 2026-06-08
   days on market $99,500 Active 148 DOM
9. 2026-06-07
   days on market $99,500 Active 147 DOM
10. 2026-06-05
    days on market $99,500 Active 144 DOM
11. 2026-06-03
    days on market $99,500 Active 143 DOM
12. 2026-06-02
    days on market $99,500 Active 142 DOM
13. 2026-06-01
    days on market $99,500 Active 141 DOM
14. 2026-05-31
    days on market $99,500 Active 140 DOM
15. 2026-05-30
    days on market $99,500 Active 139 DOM
16. 2026-01-10
    listed $99,500 Active 194-char remark

    Show marketing remark (194 chars)

    Two lots. City of Biloxi said you could have two homes on this property. Sold ''As Is Where Is''. Downtown Biloxi near the farmer's market, baseball stadium, beach, casinos and restaurants.

17. 2025-12-31
    historical
18. 2025-07-09
    listed $135,000 Active
19. 2025-07-05
    historical
20. 2025-05-22
    price $135,600
21. 2025-04-09
    price $145,000
22. 2025-02-27
    price $159,999
23. 2025-02-06
    listed $170,000 Active
24. 2004-01-16
    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: $1,039 · $87/mo
• Projected year-2 tax: $1,039 · $87/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 3/10 Moderate FEMA zone X (shaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $20,424
• − Mortgage interest: −$5,574
• − Property taxes: −$1,039
• − Insurance: −$498
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$2,895
• Taxable income: $7,152
• Est. tax owed @ 24.0%: −$1,716
• After-tax cash flow: $6,621/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): 7,701
• Household income: $41,117
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 329.0

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 0.66)
• Race & ethnicity: White 48% Black 28% Hispanic / Latino 15% Two or more races 5% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 9% Slovak 2% Italian 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 82% English-only · Spanish 14% Vietnamese 2% 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: ▼ -108.19%
• Current HPI: 181.0603
• Rent YoY: —
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-41.5% since first listed

9 events — show timeline

• 2026-01-10 Listed $99,500 MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-07-09 Listed $135,000 MLSU
• 2025-07-05 Listing Removed — MLSU
• 2025-05-22 Price Changed $135,600 MLSU
• 2025-04-09 Price Changed $145,000 MLSU
• 2025-02-27 Price Changed $159,999 MLSU
• 2025-02-06 Listed $170,000 MLSU
• 2004-01-16 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,039 · +3.9% YoY. Source: county tax records.