258 Magnolia St · Biloxi, MS 39530

$105,000

3 bd · 1.5 ba · 1,040 sqft · SingleFamily public records · 21 Days on market

Built 1950 3,920 sqft lot $101/sqft · 11% below area Est $118k · 11% 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 +12.6/15.0
• 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

INVESTORS SPECIAL!!! This fixer upper is a great opportunity for investors or those looking for a project with great potential. For a Cash buyer only. Sold as is. Don't miss out--schedule a private showing today!

Key facts

• Newly renovated
• 3,920 sq ft lot
• Built 1950

Tags

• NEWLY RENOVATED
• VIBRANT DOWNTOWN BILOXI

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single family residence; House; One level
• Construction: Built as slab foundation
• Exterior features: Shingle roof; Brick veneer exterior

Interior

• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom (total 2 bathrooms)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Luxury vinyl flooring; Move-in ready condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% 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.
• Zoned schools: Gorenflo Elementary School (math 42% / reading 37%, grade F, #122 of 375 statewide, top 34%, 350 students, 99% FRL); Biloxi Junior High (math 60% / reading 43%, grade C, #27 of 179 statewide, top 16%, 881 students, 100% FRL); Biloxi High School (math 65% / reading 53%, grade C+, #7 of 197 statewide, top 3%, 1,728 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 167 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $45k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $105k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.67% ✓
• Cap rate: 14.69%
• Cash-on-cash: 29.97%
• DSCR: 2.33
• GRM: 5.0

CMA / ARV

• ARV (median comp): $118,403
• List price: $105,000
• Delta: -11.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 Lameuse St	0.12mi	2/1.0 (-1)	990 (-5%)	18mo	$112,000	$113	64
617 Roy St	0.43mi	2/1.0 (-1)	991 (-5%)	3mo	$125,000	$126	63
252 Seal Ave	0.49mi	2/1.0 (-1)	1,100 (+6%)	3mo	$130,000	$118	58
188 Bellman St	0.48mi	3/3.0	1,070 (+3%)	11mo	$20,000	$19	58
415 Dacey St	0.61mi	2/1.0 (-1)	1,009 (-3%)	9mo	$90,000	$89	52
202 Lee St	0.58mi	2/1.0 (-1)	1,008 (-3%)	13mo	$100,800	$100	50
183 Lee St	0.58mi	2/1.0 (-1)	1,000 (-4%)	11mo	$149,000	$149	50
545 Esters Blvd	0.61mi	2/1.0 (-1)	979 (-6%)	11mo	$110,000	$112	46
318 Nixon St	0.38mi	2/1.0 (-1)	924 (-11%)	13mo	$92,400	$100	46
167 Keller Ave	0.68mi	2/1.0 (-1)	936 (-10%)	10mo	$95,500	$102	36
512 Peyton Dr	0.72mi	2/1.0 (-1)	933 (-10%)	9mo	$148,000	$159	35
321 Heidenheim Ave	0.54mi	2/1.0 (-1)	1,172 (+13%)	23mo	$54,900	$47	28

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $2,835
• Equity at exit: $15,656

10-year hold

• IRR: 12.3%
• Equity multiple: 1.98×
• Total profit: $28,705
• Equity at exit: $9,078

Cash invested: $29,400 (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: 167
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$551
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$44
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $308

Break-even live

Break-even rent $1,367

Max offer price $105,000

Occupancy floor 77%

Sensitivity live

Price	-10% $367	-5% $338	+0% $308	+5% $278	+10% $248
Rent	-10% $169	-5% $238	+0% $308	+5% $377	+10% $447
Rate	-1.0pp $361	-0.5pp $335	base $308	+0.5pp $281	+1.0pp $253

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
270 Bohn St Biloxi, MS	2.0	1.0	1050	$1,200	$1.14	46d	1	0.29mi
620 Murray St Biloxi, MS	3.0	1.5	1300	$1,600	$1.23	45d	1	0.39mi
271 Ebony Ln Biloxi, MS	3.0	2.0	1498	$1,600	$1.07	15d	1	0.40mi
962 Thelma St Biloxi, MS	3.0	2.0	1200	$1,649	$1.37	45d	1	0.43mi
133 Hopkins Blvd Biloxi, MS	2.0	1.0	800	$2,400	$3.00	45d	1	0.52mi
309 Seal Ave Biloxi, MS	2.0	1.0	1100	$1,400	$1.27	22d	1	0.54mi
255 Benachi Ave Biloxi, MS	2.0	1.5	1008	$2,000	$1.98	45d	1	0.68mi
259 Benachi Ave Biloxi, MS	2.0	1.5	1100	$1,900	$1.73	45d	1	0.68mi
265 Benachi Ave Biloxi, MS	2.0	1.5	1015	$2,000	$1.97	45d	1	0.68mi
269 Benachi Ave Biloxi, MS	2.0	1.5	1017	$2,250	$2.21	45d	1	0.68mi
520 Beach Blvd Biloxi, MS	2.0	2.0	1089	$2,950	$2.71	45d	1	0.82mi
1135 Judge Sekul Ave Biloxi, MS	1.0–2.0	1.0	880	$899	$1.02	15d	3	0.96mi
420 Richmond Dr Biloxi, MS	3.0	2.0	1020	$1,600	$1.57	45d	1	0.97mi
306 4th St Biloxi, MS	2.0	1.0	1000	$1,500	$1.50	45d	1	1.25mi

Listing history 18 events

1. 2026-06-13
   pricestatusdays on market $105,000 Pending 21 DOM
2. 2026-06-09
   days on market $115,000 Active 19 DOM
3. 2026-06-08
   days on market $115,000 Active 18 DOM
4. 2026-06-07
   days on market $115,000 Active 17 DOM
5. 2026-06-05
   pricedays on market $115,000 Active 14 DOM
6. 2026-06-03
   days on market $120,000 Active 13 DOM
7. 2026-06-02
   days on market $120,000 Active 12 DOM
8. 2026-06-01
   status $120,000 Active 11 DOM
9. 2026-05-18
   status Pending 835-char remark
10. 2026-05-13
    price $120,000 835-char remark
11. 2026-05-09
    price $146,900 835-char remark
12. 2026-05-06
    listed $149,900 Active 835-char remark
13. 2026-04-06
    soldstatus
14. 2026-04-06
    soldstatus
15. 2026-03-31
    soldstatus Closed 212-char remark

    Show marketing remark (212 chars)

    INVESTORS SPECIAL!!! This fixer upper is a great opportunity for investors or those looking for a project with great potential. For a Cash buyer only. Sold as is. Don't miss out--schedule a private showing today!

16. 2026-03-17
    status Pending 212-char remark

    Show marketing remark (212 chars)

    INVESTORS SPECIAL!!! This fixer upper is a great opportunity for investors or those looking for a project with great potential. For a Cash buyer only. Sold as is. Don't miss out--schedule a private showing today!

17. 2026-03-06
    listed $59,900 Active 212-char remark

    Show marketing remark (212 chars)

    INVESTORS SPECIAL!!! This fixer upper is a great opportunity for investors or those looking for a project with great potential. For a Cash buyer only. Sold as is. Don't miss out--schedule a private showing today!

18. 2025-12-16
    soldstatus $31,500

ⓘ 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: $704 · $59/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$125/yr (+$10/mo · 17.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 76% 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: $21,075
• − Mortgage interest: −$5,882
• − Property taxes: −$704
• − Insurance: −$5,644
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$3,055
• Taxable income: $2,419
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $3,113/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

+233.3% since first listed

14 events — show timeline

• 2026-06-12 Pending — MLSU
• 2026-06-09 Price Changed $105,000 MLSU
• 2026-06-04 Price Changed $115,000 MLSU
• 2026-06-01 Relisted — MLSU
• 2026-05-18 Pending — MLSU
• 2026-05-13 Price Changed $120,000 MLSU
• 2026-05-09 Price Changed $146,900 MLSU
• 2026-05-06 Listed $149,900 MLSU
• 2026-04-06 Sold (Public Records) — Public Records
• 2026-04-06 Sold (Public Records) — Public Records
• 2026-03-31 Sold (MLS) — MLSU
• 2026-03-17 Pending — MLSU
• 2026-03-06 Listed $59,900 MLSU
• 2025-12-16 Sold (Public Records) $31,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $704 · +4.9% YoY. Source: county tax records.