The Palm Exterior Plan · Biloxi, MS 39531

$274,900

3 bd · 2.5 ba · 1,521 sqft · Townhouse · 139 Days on market

Excellent condition

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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 +9.2/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Palm A is one of the featured floor plans at Lost Garden Villas in beautiful Biloxi, Mississippi. Designed for modern coastal living, The Palm A is located at each end of the building, offering extra privacy and unique layout advantages. Each residence includes a convenient one-car garage and a private rear patio-perfect for relaxing outdoors or entertaining friends. With approximately 1,553 square feet of thoughtfully designed space, this 3-bedroom, 2.5-bathroom layout offers a functional and stylish living environment. The main level features an open-concept design where the kitchen, dining, and living areas seamlessly connect, creating a warm and inviting space ideal for both everyday living and entertaining. The kitchen is a standout, showcasing shaker-style cabinetry, quartz countertops, and stainless-steel appliances. Its smart layout makes it a joy for the at-home chef, and the open flow ensures you stay connected with guests or family. Throughout the home, luxury vinyl plank flooring provides a cohesive, durable, and elegant finish, including in all bedrooms. The secondary bedrooms can be transformed into an office, hobby room, or guest space to suit your lifestyle. The guest bath includes a tub/shower combo, while the primary suite features a private bath with a standing shower and double-sink vanity with quartz countertops.

Key facts

• One car garage
• Quartz countertops
• Open concept design

Tags

• ONE CAR GARAGE
• PRIVATE REAR PATIO
• OPEN CONCEPT DESIGN
• SHAKER STYLE CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

🏗️ New construction. The $274,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $286,249.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $275k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (18.7% below list).
• Recommended offer: $223k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.8% 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: Popps Ferry Elementary School (math 53% / reading 58%, grade C, #40 of 375 statewide, top 11%, 552 students, 100% 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: Rents flat; 268 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $2,235/mo this rent would consume 49% of the median local household income ($54k/yr) — 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 $2k of loan paydown is wiped out by about $9k 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 139 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Recommended offer $223,494 (18.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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: 0.78% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.18%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $286,249
• List price: $274,900
• Delta: -3.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Debuys Rd	0.09mi	3/2.5	1,521 (0%)	3mo	$284,900	$187	93
120 Debuys Rd	0.09mi	3/2.5	1,521 (0%)	4mo	$284,900	$187	92
2252 Beach Dr #701	0.16mi	2/2.0 (-1)	1,501 (-1%)	2mo	$269,911	$180	82
2230 Beach Dr #404	0.18mi	3/2.0	1,601 (+5%)	1mo	$449,000	$280	80
2230 Beach Dr #205	0.18mi	3/2.0	1,601 (+5%)	3mo	$354,000	$221	79
2252 Beach Dr #2502	0.16mi	3/2.0	1,691 (+11%)	3mo	$330,000	$195	70
2252 Beach Dr #2604	0.14mi	2/2.0 (-1)	1,356 (-11%)	2mo	$244,900	$181	67
2252 Beach Dr #2304	0.16mi	2/2.0 (-1)	1,356 (-11%)	1mo	$235,900	$174	67
2230 Beach Dr #606	0.18mi	2/2.0 (-1)	1,300 (-14%)	1mo	$374,900	$288	60
2230 Beach Dr #806	0.18mi	2/2.0 (-1)	1,300 (-14%)	3mo	$369,900	$285	58
2230 Beach Dr #1103	0.18mi	2/2.0 (-1)	1,300 (-14%)	4mo	$374,500	$288	57
2252 Beach Dr #604	0.20mi	2/2.0 (-1)	1,295 (-15%)	5mo	$239,000	$185	55

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: -25.0%
• Equity multiple: 0.17×
• Total profit: $-66,335
• Equity at exit: $42,681

10-year hold

• IRR: -33.1%
• Equity multiple: -0.25×
• Total profit: $-99,988
• Equity at exit: $24,750

Cash invested: $80,150 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 14 under contract
• Months of supply: 10.5 mo (10%/mo absorbed)
• Median asking: $392,500 ($275/sqft)
• Median days on market: 102 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -31.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39531

• Home prices YoY: -13.0%
• Rents YoY: 0.1%
• Active inventory: 268
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$1,501
• Tax est. 1.5%: −$358 /mo · $4,294/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-213

Break-even live

Break-even rent $2,504

Max offer price $255,487

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-114	+0% $-213	+5% $-312	+10% $-410
Rent	-10% $-389	-5% $-301	+0% $-213	+5% $-124	+10% $-36
Rate	-1.0pp $-68	-0.5pp $-140	base $-213	+0.5pp $-287	+1.0pp $-362

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: $71,562
• Closing costs: $8,587
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2252 Beach Dr Gulfport, MS	3.0	2.0	1691	$2,800	$1.66	92d	1	0.17mi
2230 Beach Dr Gulfport, MS	3.0	3.0	1852	$3,195	$1.73	92d	1	0.17mi
2228 Beach Dr Gulfport, MS	2.0	2.0	1279	$2,895	$2.26	70d	1	0.19mi
2228 Beach Dr #506 Gulfport, MS	2.0	2.0	1164	$2,995	$2.57	92d	1	0.19mi
2668 Beach Blvd Biloxi, MS	2.0	2.0	1392	$2,300	$1.65	92d	1	0.35mi
2668 Beach Blvd Biloxi, MS	3.0	3.0	1813	$2,900	$1.60	62d	1	0.35mi
248 Debuys Rd Biloxi, MS	1.0–2.0	1.0–2.0	979	$1,300	$1.33	62d	11	0.60mi
2610 Demaret Dr Gulfport, MS	4.0	1.5	1700	$1,995	$1.17	92d	1	0.68mi
2589 Santa Rosa Cv Biloxi, MS	3.0	2.0	1787	$2,500	$1.40	70d	1	0.84mi
2589 Santa Rosa Cv Biloxi, MS	3.0	2.0	1787	$2,500	$1.40	92d	1	0.84mi
2420 Demaret Dr Gulfport, MS	4.0	2.0	1600	$1,800	$1.12	92d	1	0.85mi
2620 Lejuene Dr Biloxi, MS	1.0–3.0	1.0–2.0	914	$1,575	$1.72	62d	9	0.98mi
2255 Switzer Rd Gulfport, MS	1.0–3.0	1.0–2.0	1072	$1,500	$1.40	62d	12	1.04mi
151 Grande View Dr Biloxi, MS	1.0–3.0	1.0–2.0	1268	$1,889	$1.49	62d	23	1.07mi
2795 Eula Rd Biloxi, MS	3.0	2.5	1550	$1,800	$1.16	62d	1	1.09mi
938 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,375	$1.07	70d	1	1.10mi
918 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,375	$1.06	92d	1	1.10mi
928 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,375	$1.06	92d	1	1.10mi
924 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,675	$1.04	92d	1	1.10mi
910 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,675	$1.04	92d	1	1.10mi
894 Jefferson Dr Gulfport, MS	3.0	2.5	1541	$1,675	$1.09	92d	1	1.10mi
936 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,375	$1.07	70d	1	1.10mi
258 Stennis Dr Biloxi, MS	2.0	1.0–2.0	1040	$1,245	$1.20	62d	1	1.23mi
2436 Beach Blvd Biloxi, MS	3.0	2.0	1260	$975	$0.77	93d	1	1.37mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	70d	1	1.44mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	92d	1	1.48mi

Listing history 50 events

1. 2026-08-08
   days on market $274,900 Active 139 DOM
2. 2026-08-07
   days on market $274,900 Active 138 DOM
3. 2026-08-06
   days on market $274,900 Active 137 DOM
4. 2026-08-05
   days on market $274,900 Active 136 DOM
5. 2026-08-04
   days on market $274,900 Active 135 DOM
6. 2026-08-03
   days on market $274,900 Active 134 DOM
7. 2026-07-31
   days on market $274,900 Active 131 DOM
8. 2026-07-30
   days on market $274,900 Active 130 DOM
9. 2026-07-29
   days on market $274,900 Active 129 DOM
10. 2026-07-27
    days on market $274,900 Active 127 DOM
11. 2026-07-25
    days on market $274,900 Active 125 DOM
12. 2026-07-24
    days on market $274,900 Active 124 DOM
13. 2026-07-23
    days on market $274,900 Active 123 DOM
14. 2026-07-22
    days on market $274,900 Active 122 DOM
15. 2026-07-21
    days on market $274,900 Active 121 DOM
16. 2026-07-18
    days on market $274,900 Active 118 DOM
17. 2026-07-16
    days on market $274,900 Active 116 DOM
18. 2026-07-16
    days on market $274,900 Active 115 DOM
19. 2026-07-14
    days on market $274,900 Active 114 DOM
20. 2026-07-13
    days on market $274,900 Active 113 DOM
21. 2026-07-12
    days on market $274,900 Active 112 DOM
22. 2026-07-11
    days on market $274,900 Active 111 DOM
23. 2026-07-10
    days on market $274,900 Active 110 DOM
24. 2026-07-09
    days on market $274,900 Active 109 DOM
25. 2026-07-08
    days on market $274,900 Active 108 DOM
26. 2026-07-07
    days on market $274,900 Active 107 DOM
27. 2026-07-06
    days on market $274,900 Active 106 DOM
28. 2026-07-05
    days on market $274,900 Active 105 DOM
29. 2026-07-04
    days on market $274,900 Active 104 DOM
30. 2026-07-03
    days on market $274,900 Active 103 DOM
31. 2026-07-02
    days on market $274,900 Active 102 DOM
32. 2026-07-01
    days on market $274,900 Active 101 DOM
33. 2026-06-30
    days on market $274,900 Active 100 DOM
34. 2026-06-29
    days on market $274,900 Active 99 DOM
35. 2026-06-28
    days on market $274,900 Active 98 DOM
36. 2026-06-28
    days on market $274,900 Active 97 DOM
37. 2026-06-27
    days on market $274,900 Active 96 DOM
38. 2026-06-25
    days on market $274,900 Active 94 DOM
39. 2026-06-23
    days on market $274,900 Active 92 DOM
40. 2026-06-21
    days on market $274,900 Active 91 DOM
41. 2026-06-18
    days on market $274,900 Active 88 DOM
42. 2026-06-17
    days on market $274,900 Active 87 DOM
43. 2026-06-16
    days on market $274,900 Active 86 DOM
44. 2026-06-15
    days on market $274,900 Active 85 DOM
45. 2026-06-14
    days on market $274,900 Active 83 DOM
46. 2026-06-13
    days on market $274,900 Active 82 DOM
47. 2026-06-09
    days on market $274,900 Active 79 DOM
48. 2026-06-08
    days on market $274,900 Active 78 DOM
49. 2026-06-07
    days on market $274,900 Active 77 DOM
50. 2026-06-05
    days on market $274,900 Active 74 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,819
• − Mortgage interest: −$16,034
• − Property taxes: −$4,294
• − Insurance: −$1,431
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$8,327
• Taxable loss: −$7,558
• Est. tax savings @ 24.0%: +$1,814
• After-tax cash flow: $-737/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It offers a modern and stylish living environment with a functional layout. The property is move-in ready and would benefit from a fresh coat of paint and landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Both Adding a smart home system — Enhances convenience and marketability ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Popps Ferry Elementary School C MS #40/375 Nat'l #9,513/41,679 Middle Biloxi Junior High C MS #27/179 Nat'l #3,192/14,009 High Biloxi High School C+ MS #7/197 Nat'l #3,898/17,239

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

B Composite livability gradescore 79/100

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 · 228,444 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: 8% of renters

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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%

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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%

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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

1 event — show timeline

• 2026-03-22 Listed $274,900 Zillow