2033 South Hill Dr · Biloxi, MS 39532

$196,000

3 bd · 1.0 ba · 1,473 sqft · SingleFamily public records · 324 Days on market

Built 1984 0.31 ac lot $133/sqft · 15% below area Est $232k · 15% under

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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 +20.5/30.0
• ARV discount +14.5/15.0
• DSCR +6.5/10.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Location! This home is less than five minutes from Biloxi High School and North Bay Schools. This wonderful house features parquet flooring and Chicago brick and ceramic tile flooring. It has a cathedral ceiling in the living room. The seller requires 24-hour notice to show.

Key facts

• Chicago brick
• Parquet flooring
• Cathedral ceiling

Tags

• PARQUET FLOORING
• CHICAGO BRICK
• CERAMIC TILE FLOORING
• CATHEDRAL CEILING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (7.4% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Rents rising (+3.0%/yr); 393 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 324 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 6 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

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.93% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (median comp): $231,928
• List price: $196,000
• Delta: -15.49%
• 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
2070 Camp Wilkes Rd	0.33mi	3/2.0	1,484 (+1%)	1mo	$218,500	$147	79
774 Sharon Hills Dr	0.12mi	4/2.5 (+1)	1,535 (+4%)	1mo	$145,200	$95	76
2091 Carolwood Dr	0.48mi	3/2.0	1,491 (+1%)	3mo	$217,000	$146	69
1910 Marsh Cv	0.53mi	3/2.0	1,501 (+2%)	1mo	$229,900	$153	67
1920 Brookdale St	0.51mi	3/2.0	1,500 (+2%)	9mo	$226,000	$151	62
2158 Baywood Dr	0.66mi	3/2.0	1,454 (-1%)	3mo	$225,000	$155	60
661 Michelle Dr	0.69mi	3/2.0	1,500 (+2%)	3mo	$195,000	$130	58
2053 Carolwood Dr	0.55mi	3/2.0	1,400 (-5%)	6mo	$210,000	$150	57
2185 Baywood Dr	0.66mi	3/2.0	1,596 (+8%)	1mo	$224,900	$141	50
724 Waters View Dr	0.46mi	3/2.0	1,627 (+10%)	9mo	$282,562	$174	50
844 Carolee Cir	0.62mi	4/2.0 (+1)	1,575 (+7%)	2mo	$259,500	$165	49
873 Carolee Cir	0.62mi	3/2.0	1,309 (-11%)	3mo	$175,000	$134	46

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-15,453
• Equity at exit: $29,224

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $7,211
• Equity at exit: $16,946

Cash invested: $54,880 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$1,028
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $258

Break-even live

Break-even rent $1,488

Max offer price $196,000

Occupancy floor 81%

Sensitivity live

Price	-10% $369	-5% $313	+0% $258	+5% $202	+10% $147
Rent	-10% $115	-5% $186	+0% $258	+5% $330	+10% $401
Rate	-1.0pp $357	-0.5pp $308	base $258	+0.5pp $207	+1.0pp $155

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	$1,647	$1.22	44d	1	0.59mi
883 Rustwood Dr Biloxi, MS	3.0	2.0	1188	$1,700	$1.43	22d	1	0.69mi
2171 Popps Ferry Rd Biloxi, MS	4.0	2.0	1625	$1,600	$0.98	44d	1	0.73mi
875 Laurelwood Dr Biloxi, MS	2.0	2.0	1200	$1,750	$1.46	14d	1	0.75mi
630 Bay Cove Dr Biloxi, MS	2.0–3.0	2.0	1780	$3,450	$1.94	44d	2	1.34mi
1735 Tribe Dr Biloxi, MS	3.0	2.0	1290	$2,195	$1.70	14d	12	1.35mi
831 Cedar Lake Rd Biloxi, MS	1.0–3.0	1.0–2.0	1065	$1,699	$1.59	14d	9	1.47mi
495 Popps Ferry Rd #77 Biloxi, MS	2.0	2.5	1524	$2,000	$1.31	22d	1	1.47mi
1773 Popps Ferry Rd Biloxi, MS	1.0–2.0	1.0–2.0	968	$1,205	$1.24	14d	13	1.48mi

Listing history 28 events

1. 2026-06-21
   days on market $196,000 Active 324 DOM
2. 2026-06-18
   days on market $196,000 Active 321 DOM
3. 2026-06-17
   days on market $196,000 Active 320 DOM
4. 2026-06-16
   days on market $196,000 Active 319 DOM
5. 2026-06-15
   days on market $196,000 Active 318 DOM
6. 2026-06-14
   days on market $196,000 Active 316 DOM
7. 2026-06-13
   days on market $196,000 Active 315 DOM
8. 2026-06-09
   days on market $196,000 Active 312 DOM
9. 2026-06-08
   days on market $196,000 Active 311 DOM
10. 2026-06-07
    days on market $196,000 Active 310 DOM
11. 2026-06-05
    days on market $196,000 Active 307 DOM
12. 2026-06-03
    days on market $196,000 Active 306 DOM
13. 2026-06-02
    days on market $196,000 Active 305 DOM
14. 2026-06-01
    days on market $196,000 Active 304 DOM
15. 2026-05-31
    days on market $196,000 Active 303 DOM
16. 2026-05-30
    days on market $196,000 Active 302 DOM
17. 2026-04-26
    price $196,000 281-char remark

    Show marketing remark (281 chars)

    Great Location! This home is less than five minutes from Biloxi High School and North Bay Schools. This wonderful house features parquet flooring and Chicago brick and ceramic tile flooring. It has a cathedral ceiling in the living room. The seller requires 24-hour notice to show.

18. 2026-01-31
    status Active 281-char remark

    Show marketing remark (281 chars)

    Great Location! This home is less than five minutes from Biloxi High School and North Bay Schools. This wonderful house features parquet flooring and Chicago brick and ceramic tile flooring. It has a cathedral ceiling in the living room. The seller requires 24-hour notice to show.

19. 2026-01-27
    historical 281-char remark

    Show marketing remark (281 chars)

    Great Location! This home is less than five minutes from Biloxi High School and North Bay Schools. This wonderful house features parquet flooring and Chicago brick and ceramic tile flooring. It has a cathedral ceiling in the living room. The seller requires 24-hour notice to show.

20. 2025-07-28
    listed $199,900 Active 281-char remark

    Show marketing remark (281 chars)

    Great Location! This home is less than five minutes from Biloxi High School and North Bay Schools. This wonderful house features parquet flooring and Chicago brick and ceramic tile flooring. It has a cathedral ceiling in the living room. The seller requires 24-hour notice to show.

21. 2023-09-17
    historical
22. 2023-08-21
    status Active
23. 2023-07-25
    historical
24. 2023-05-05
    status Active
25. 2023-03-25
    status Pending
26. 2023-03-17
    listed $182,800 Active
27. 2022-02-07
    historical
28. 2021-11-17
    listed $158,000 Active

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $1,548 · $129/mo
• Expected delta: +$753/yr (+$63/mo · 94.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 55% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $21,778
• − Mortgage interest: −$10,979
• − Property taxes: −$795
• − Insurance: −$980
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$5,702
• Taxable loss: −$163
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $3,134/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

+24.1% since first listed

12 events — show timeline

• 2026-04-26 Price Changed $196,000 MLSU
• 2026-01-31 Relisted — MLSU
• 2026-01-27 Listing Removed — MLSU
• 2025-07-28 Listed $199,900 MLSU
• 2023-09-17 Listing Removed — MLSU
• 2023-08-21 Relisted — MLSU
• 2023-07-25 Listing Removed — MLSU
• 2023-05-05 Relisted — MLSU
• 2023-03-25 Pending — MLSU
• 2023-03-17 Listed $182,800 MLSU
• 2022-02-07 Listing Removed — MLSU
• 2021-11-17 Listed $158,000 MLSU

Property tax history

-3.1%/yr

Latest (2025): $795 · +0.4% YoY. Source: county tax records.