1664 Beach F103 Blvd Unit F103 · Biloxi, MS 39531

$157,000

2 bd · 1.5 ba · 985 sqft · Condo · 181 Days on market

Built 1967 Good condition $159/sqft · 16% below area Est $186k · 16% under $468/mo HOA · 27% of rent ↓ 6% since listing

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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).

• ARV discount +14.5/15.0
• Cash flow +7.8/30.0
• 1% rule +6.1/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Beach community! Walking distance to our beautiful beaches. Move in ready, fully furnished with all appliances, dishes etc. Gated Community with 2 pools, fitness center and play area for children. Call Listing agent today for a showing!

Key facts

• Gated community
• Play area
• Fitness center

Tags

• WALKING DISTANCE TO BEACHES
• GATED COMMUNITY
• 2 POOLS
• FITNESS CENTER
• PLAY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $157k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (16.0% below list).
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $132k (16.0% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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: Back Bay Elementary School (math 51% / reading 50%, grade D+, #59 of 375 statewide, top 16%, 535 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: Rents flat; 268 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 70d 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).
• This rent runs 39% of the median local income ($54k/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 $5k 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 181 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: 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 $131,943 (16.0% 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 181 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 4.97%
• Cash-on-cash: -4.73%
• DSCR: 0.79
• GRM: 7.5

CMA / ARV

• ARV (median comp): $186,000
• List price: $157,000
• Delta: -15.59%
• 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
1664 Beach Blvd #63	0.05mi	2/1.5	985 (0%)	4mo	$160,000	$162	95
1658 Hollywood Blvd	0.86mi	2/1.0	1,017 (+3%)	3mo	$164,000	$161	55
1703 State St	0.32mi	3/1.0 (+1)	1,204 (+22%)	0mo	$139,900	$116	53
319 Belvedere Dr	1.32mi	3/1.0 (+1)	1,020 (+4%)	2mo	$159,900	$157	51
153 Saint Peter St	0.66mi	2/2.0	1,132 (+15%)	0mo	$149,000	$132	42
179 Summer Pl	0.74mi	2/1.0	739 (-25%)	0mo	$175,900	$238	38
2046 Beach Blvd Unit A321	1.29mi	2/2.0	1,152 (+17%)	3mo	$189,000	$164	36
2046 Beach Blvd Unit C114	1.29mi	2/2.0	1,152 (+17%)	3mo	$245,000	$213	35
2046 Beach Blvd Unit C311	1.29mi	2/2.0	1,152 (+17%)	3mo	$239,900	$208	35
325 Hiller Dr	1.06mi	2/1.0	821 (-17%)	3mo	$129,900	$158	35
1728 James Buchanan Dr	0.74mi	3/2.0 (+1)	1,160 (+18%)	4mo	$179,900	$155	30
182 Althea St	0.85mi	3/2.0 (+1)	1,190 (+21%)	4mo	$82,000	$69	30

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: -29.2%
• Equity multiple: 0.06×
• Total profit: $-41,191
• Equity at exit: $23,409

10-year hold

• IRR: -60.6%
• Equity multiple: -0.55×
• Total profit: $-68,275
• Equity at exit: $13,574

Cash invested: $43,960 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $169,000 ($172/sqft)
• Median days on market: 305 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +10.1% above 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: 7.5×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$823
• Tax est. 1.5%: −$196 /mo · $2,355/yr
• Insurance: −$65
• HOA: −$468
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-173

Break-even live

Break-even rent $1,966

Max offer price $131,943

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-119	+0% $-173	+5% $-227	+10% $-282
Rent	-10% $-311	-5% $-242	+0% $-173	+5% $-104	+10% $-35
Rate	-1.0pp $-94	-0.5pp $-133	base $-173	+0.5pp $-214	+1.0pp $-255

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: $39,250
• Closing costs: $4,710
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$2,100	$2.62	62d	2	0.07mi
1664 Beach Blvd Biloxi, MS	2.0	1.5	985	$2,295	$2.33	92d	1	0.08mi
122 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,700	$2.70	92d	1	0.10mi
1702 Stevens St Biloxi, MS	1.0	1.0	800	$750	$0.94	92d	1	0.17mi
118 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,800	$2.80	62d	1	0.18mi
1713 Stevens St Unit A Biloxi, MS	3.0	2.0	1100	$1,300	$1.18	70d	1	0.18mi
1667 Irish Hill Dr Biloxi, MS	1.0–2.0	1.0–1.5	862	$1,049	$1.22	62d	1	0.20mi
1616 Gordon Ave Biloxi, MS	3.0	1.0	900	$1,425	$1.58	70d	1	0.48mi
245 Mc Donnell Ave Unit E-131 Biloxi, MS	2.0	1.0	745	$995	$1.34	92d	1	0.53mi
245 Mc Donnell Ave Unit G-147 Biloxi, MS	1.0	1.0	608	$1,500	$2.47	70d	1	0.53mi
245 Mc Donnell Ave Unit I-164 Biloxi, MS	2.0	1.0	745	$1,195	$1.60	92d	1	0.53mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	92d	1	0.55mi
245 Mc Donnell Ave Biloxi, MS	2.0	1.0	775	$1,595	$2.06	70d	1	0.58mi
1496 Beach Blvd Biloxi, MS	2.0	1.5	1100	$1,450	$1.32	62d	1	0.63mi
1910 Southern Ave Biloxi, MS	1.0–2.0	1.0–1.5	725	$1,200	$1.66	62d	2	0.89mi
330 Belvedere Dr Biloxi, MS	3.0	1.0	1000	$1,200	$1.20	62d	1	1.29mi
1282 Beach Blvd #216 Biloxi, MS	1.0	1.0	700	$1,895	$2.71	62d	1	1.41mi
1282 Beach Blvd #123 Biloxi, MS	2.0	1.0	900	$3,000	$3.33	70d	1	1.41mi
1282 Beach Blvd #106 Biloxi, MS	1.0	1.0	700	$2,800	$4.00	70d	1	1.41mi
2068 Beach Blvd Unit 142 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	62d	1	1.41mi
2068 Beach Blvd Unit 342 Biloxi, MS	2.0	2.0	1001	$1,550	$1.55	62d	1	1.41mi
2068 Beach Blvd Unit 202 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	92d	1	1.41mi

HOA detail $468/mo · $5,616/yr condo

• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-03
   days on market $157,000 Active 181 DOM
2. 2026-07-31
   days on market $157,000 Active 178 DOM
3. 2026-07-30
   days on market $157,000 Active 177 DOM
4. 2026-07-29
   days on market $157,000 Active 176 DOM
5. 2026-07-27
   days on market $157,000 Active 174 DOM
6. 2026-07-25
   days on market $157,000 Active 172 DOM
7. 2026-07-24
   days on market $157,000 Active 171 DOM
8. 2026-07-23
   days on market $157,000 Active 170 DOM
9. 2026-07-22
   days on market $157,000 Active 169 DOM
10. 2026-07-21
    days on market $157,000 Active 168 DOM
11. 2026-07-18
    days on market $157,000 Active 165 DOM
12. 2026-07-16
    days on market $157,000 Active 163 DOM
13. 2026-07-16
    days on market $157,000 Active 162 DOM
14. 2026-07-14
    days on market $157,000 Active 161 DOM
15. 2026-07-13
    days on market $157,000 Active 160 DOM
16. 2026-07-12
    days on market $157,000 Active 159 DOM
17. 2026-07-11
    days on market $157,000 Active 158 DOM
18. 2026-07-10
    days on market $157,000 Active 157 DOM
19. 2026-07-09
    days on market $157,000 Active 156 DOM
20. 2026-07-08
    days on market $157,000 Active 155 DOM
21. 2026-07-07
    days on market $157,000 Active 154 DOM
22. 2026-07-06
    days on market $157,000 Active 153 DOM
23. 2026-07-05
    days on market $157,000 Active 152 DOM
24. 2026-07-04
    days on market $157,000 Active 151 DOM
25. 2026-07-03
    days on market $157,000 Active 150 DOM
26. 2026-07-02
    days on market $157,000 Active 149 DOM
27. 2026-07-01
    days on market $157,000 Active 148 DOM
28. 2026-06-30
    days on market $157,000 Active 147 DOM
29. 2026-06-29
    days on market $157,000 Active 146 DOM
30. 2026-06-28
    days on market $157,000 Active 145 DOM
31. 2026-06-28
    days on market $157,000 Active 144 DOM
32. 2026-06-27
    days on market $157,000 Active 143 DOM
33. 2026-06-25
    days on market $157,000 Active 141 DOM
34. 2026-06-23
    days on market $157,000 Active 139 DOM
35. 2026-06-21
    days on market $157,000 Active 138 DOM
36. 2026-06-18
    days on market $157,000 Active 135 DOM
37. 2026-06-17
    days on market $157,000 Active 134 DOM
38. 2026-06-16
    days on market $157,000 Active 133 DOM
39. 2026-06-15
    days on market $157,000 Active 132 DOM
40. 2026-06-14
    days on market $157,000 Active 130 DOM
41. 2026-06-13
    days on market $157,000 Active 129 DOM
42. 2026-06-09
    days on market $157,000 Active 126 DOM
43. 2026-06-08
    days on market $157,000 Active 125 DOM
44. 2026-06-07
    days on market $157,000 Active 124 DOM
45. 2026-06-05
    days on market $157,000 Active 121 DOM
46. 2026-06-03
    days on market $157,000 Active 120 DOM
47. 2026-06-02
    days on market $157,000 Active 119 DOM
48. 2026-06-01
    days on market $157,000 Active 118 DOM
49. 2026-05-31
    days on market $157,000 Active 117 DOM
50. 2026-05-30
    days on market $157,000 Active 116 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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: $20,959
• − Mortgage interest: −$8,794
• − Property taxes: −$2,355
• − Insurance: −$785
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − HOA: −$5,616
• − Depreciation: −$4,567
• Taxable loss: −$4,512
• Est. tax savings @ 24.0%: +$1,083
• After-tax cash flow: $-995/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $4,925–$14,775 screening

This move-in ready condo is in good condition with a good roof and foundation. It has basic furnishings and could benefit from some updates to the interior walls and appliances to increase its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the overall appearance and value of the property. ↑
• Both Replace outdated kitchen appliances — Upgrading appliances can attract more buyers and renters. ↑
• Both Install new flooring in kitchen — New flooring can enhance the look and feel of the kitchen, making it more appealing to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Back Bay Elementary School D+ MS #59/375 Nat'l #12,398/41,679 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

-6.5% since first listed

2 events — show timeline

• 2026-04-06 Price Changed $157,000 MLSU
• 2026-02-02 Listed $167,900 MLSU