1990 Brasher Rd · Biloxi, MS 39532

$100,000

1 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 7 Days on market

Built 2008 0.36 ac lot ↓ 33% 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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a home in a convenient location? This 2 bedroom, 2 bath single wide mobile home is located off Popps Ferry Road close to Biloxi and D'Iberville offering easy access to shopping, dining, and entertainment. Home features covered front porch and fenced in yard.

Key facts

• Covered front porch
• Convenient location
• Fenced in yard

Tags

• CONVENIENT LOCATION
• COVERED FRONT PORCH
• FENCED IN YARD

Property features AI

Finance

• Other: Property listed in public records with living area reported as 1,120 (source: Public Records); Property condition: fixer
• Financial info: Financial details not provided
• HOA & community: HOA/community details not provided

Exterior

• Parking: Driveway
• Security: Security details not provided
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured house (mobile home); One story
• Construction: Vinyl exterior; Built year available from public records (year not specified)
• Exterior features: Shingle roof; Front yard fencing; Lot approximately 0.36 acres

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Information about bedroom count/levels not provided
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Dishwasher; Electric range; Refrigerator; Central heating; Central air
• Laundry & utility: In-unit laundry with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $-77 ($-928/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (11.2% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $89k (11.2% below list) — sets the bar for cash-flow.
• Cap rate 10.5% 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.
• Zoned schools: North Bay Elementary School (math 67% / reading 67%, grade B+, #11 of 375 statewide, top 3%, 754 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 rising (+3.0%/yr); 393 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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: 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 $88,816 (11.2% 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. 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: 1.32% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.97%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.25×
• Total profit: $-20,872
• Equity at exit: $14,910

10-year hold

• IRR: -14.4%
• Equity multiple: 0.16×
• Total profit: $-23,476
• Equity at exit: $8,646

Cash invested: $28,000 (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 39532

• Rents YoY: 3.0%
• Active inventory: 393
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-77

Break-even live

Break-even rent $1,415

Max offer price $88,816

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-43	+0% $-77	+5% $-112	+10% $-146
Rent	-10% $-181	-5% $-129	+0% $-77	+5% $-25	+10% $27
Rate	-1.0pp $-27	-0.5pp $-52	base $-77	+0.5pp $-103	+1.0pp $-130

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1955 Popps Ferry Rd Biloxi, MS	1.0–3.0	1.0–2.0	1347	$1,247	$0.93	45d	1	0.52mi
875 Laurelwood Dr Biloxi, MS	2.0	2.0	1200	$1,750	$1.46	15d	1	0.86mi
630 Bay Cove Dr Biloxi, MS	2.0–3.0	2.0	1780	$1,875	$1.05	45d	2	1.16mi
831 Cedar Lake Rd Biloxi, MS	1.0–3.0	1.0–2.0	1065	$1,250	$1.17	15d	9	1.31mi
1773 Popps Ferry Rd Biloxi, MS	1.0–2.0	1.0–2.0	968	$1,060	$1.10	15d	13	1.35mi
1850 Popp's Ferry Rd Biloxi, MS	1.0	1.0	986	$1,369	$1.39	45d	1	1.39mi

Listing history 6 events

1. 2026-06-21
   days on market $100,000 Active 7 DOM
2. 2026-06-18
   days on market $100,000 Active 4 DOM
3. 2026-06-17
   days on market $100,000 Active 3 DOM
4. 2026-06-16
   days on market $100,000 Active 2 DOM
5. 2026-06-15
   remarks 271-char remark
6. 2026-06-15
   listed $100,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 95% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,802
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$2,909
• Taxable loss: −$2,355
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $-362/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): 36,662
• Household income: $68,710
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 954.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 15% Two or more races 9% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 5% Italian 2% Serbian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 2% Vietnamese 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: ▼ -90.04%
• Current HPI: 154.9975
• Rent YoY: ▲ 2.98%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-33.3% since first listed

3 events — show timeline

• 2026-06-12 Listed $100,000 MLSU
• 2026-02-11 Listing Removed — MLSU
• 2025-10-24 Listed $150,000 MLSU