331 Reynoir St · Biloxi, MS 39530

$77,000

2 bd · 1.0 ba · 634 sqft · SingleFamily public records · 4 Days on market

Built 2007 3,049 sqft lot Est $53k · 46% over

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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).

• Cash flow +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two Bedroom, One bathroom home. Being sold ''As Is''

Key facts

• Minutes from beaches
• Spacious lot
• Minutes from casinos

Tags

• BILOXI INVESTMENT OPPORTUNITY
• MINUTES FROM DOWNTOWN
• MINUTES FROM BEACHES
• MINUTES FROM CASINOS
• MINUTES FROM KEESLER AFB
• SPACIOUS LOT

Property features AI

Exterior

• Parking: 2 parking spaces; Driveway; Gated access; On-street parking; No garage
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; House; One story; Living area reported by owner
• Construction: Siding exterior; Aluminum/metal roof; Combination foundation; Built (year per public records)
• Exterior features: Porch; Fenced lot

Interior

• Kitchen: Free-standing electric oven; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Move-in ready condition; Free-standing electric oven; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Cap rate 21.9% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• At $1,894/mo this rent would consume 55% 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 $532 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $77,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.46% ✓
• Cap rate: 21.87%
• Cash-on-cash: 55.65%
• DSCR: 3.48
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $52,622
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 Magnolia St	0.13mi	2/1.0	710 (+12%)	14mo	$52,000	$73	62
760 Water St	0.72mi	1/1.0 (-1)	600 (-5%)	10mo	$184,000	$307	44
1051 Desoto St	0.67mi	2/1.0	710 (+12%)	10mo	$59,000	$83	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 2.13×
• Total profit: $24,303
• Equity at exit: $11,481

10-year hold

• IRR: 34.8%
• Equity multiple: 4.21×
• Total profit: $69,269
• Equity at exit: $6,658

Cash invested: $21,560 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,894 medium
• Mortgage (P&I): −$404
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$32
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $573

Break-even live

Break-even rent $1,169

Max offer price $77,000

Occupancy floor 65%

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1282 Beach Blvd #106 Biloxi, MS	1.0	1.0	700	$2,800	$4.00	21d	1	1.49mi
1282 Beach Blvd #216 Biloxi, MS	1.0	1.0	700	$1,895	$2.71	14d	1	1.50mi

Listing history 3 events

1. 2026-05-20
   listed $77,000 Active
2. 2021-06-07
   soldstatus 55-char remark

   Show marketing remark (55 chars)

   Two Bedroom, One bathroom home. Being sold ''As Is''

3. 2021-01-11
   listed $73,999 55-char remark

   Show marketing remark (55 chars)

   Two Bedroom, One bathroom home. Being sold ''As Is''

ⓘ 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: $729 · $61/mo
• Projected year-2 tax: $729 · $61/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 8/10 Severe FEMA zone AE · 94% 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: $22,731
• − Mortgage interest: −$4,313
• − Property taxes: −$729
• − Insurance: −$5,504
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$2,240
• Taxable income: $6,308
• Est. tax owed @ 24.0%: −$1,514
• After-tax cash flow: $5,365/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

+4.1% since first listed

3 events — show timeline

• 2026-05-20 Listed $77,000 MLSU
• 2021-06-07 Sold (MLS) — MLSU
• 2021-01-11 Listed $73,999 MLSU

Property tax history

-0.2%/yr

Latest (2021): $729 · -1.2% YoY. Source: county tax records.