860 Ellington Dr · Biloxi, MS 39532

$225,000

3 bd · 1.5 ba · 2,398 sqft · SingleFamily public records · 15 Days on market

Built 2001 0.27 ac lot Est $317k · 29% 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.2/10.0
• 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

Buyer to verify all information. Fixer upper in a great neighborhood. This spacious 3 bedroom home is ready for updates. Bonus office space downstairs and bonus living space upstairs

Key facts

• Bonus office space
• Bonus living space
• 0.27 acre lot

Tags

• BONUS OFFICE SPACE
• BONUS LIVING SPACE

Property features AI

Finance

• HOA & community: Community features include proximity to entertainment and sidewalks

Exterior

• Parking: Attached garage with direct access; Garage faces front; Concrete driveway; 2-car garage
• Security: Owned security system; Deadbolt locks
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Single-family residence (house); Two levels
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built according to public records
• Exterior features: Front porch; Interior lot; Near entertainment; Sidewalks; Lot dimensions approximately 74 x 168 x 72 x 162

Interior

• Kitchen: Dishwasher; Electric range; Free-standing refrigerator; Microwave; Granite counters; Eat-in kitchen layout
• Bedrooms: Primary bedroom on the downstairs level
• Flooring: Bamboo flooring; Tile flooring
• Bathrooms: Two full bathrooms and one half bathroom (2.5 total)
• Heating & cooling: Central heating (natural gas); Central air conditioning; Electric and gas utilities for cooling; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Entrance foyer; Granite counters; His and hers closets; Pantry; Smart home features; Soaking tub; Walk-in closets; Living room fireplace; Blinds and drapes; Deadbolt locks
• Laundry & utility: Indoor laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 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); 392 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent runs 40% 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 $2k of loan paydown is wiped out by about $7k 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 15 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $221,625 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.02% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.29%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $316,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
860 Ellington Dr	0.00mi	3/2.5	2,398 (0%)	0mo	$225,000	$94	96
828 Ellington Dr	0.19mi	4/2.5 (+1)	2,411 (+0%)	0mo	$315,000	$131	81
1585 Knoll Ct	0.10mi	4/2.5 (+1)	2,316 (-3%)	11mo	$298,000	$129	72
872 Brentwood Dr	0.13mi	4/2.0 (+1)	2,317 (-3%)	15mo	$300,000	$129	68
1570 Redwood Ct	0.10mi	4/2.0 (+1)	2,331 (-3%)	18mo	$295,000	$127	68
860 Brentwood Dr	0.07mi	3/2.5	2,085 (-13%)	6mo	$277,900	$133	66
874 Brentwood Dr	0.13mi	4/2.0 (+1)	2,166 (-10%)	6mo	$285,000	$132	66
1589 Knoll Ct	0.11mi	4/2.5 (+1)	2,309 (-4%)	20mo	$299,000	$129	63
833 Heron Cv	0.28mi	3/2.0	2,075 (-14%)	10mo	$273,000	$132	54
1580 Applewood Ct	0.08mi	4/2.0 (+1)	2,073 (-14%)	15mo	$291,000	$140	54
769 Baybreeze Dr	0.70mi	4/3.5 (+1)	2,072 (-14%)	15mo	$330,900	$160	19
765 Baybreeze Dr	0.72mi	4/3.5 (+1)	2,072 (-14%)	21mo	$334,900	$162	13

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-8,869
• Equity at exit: $33,548

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $27,466
• Equity at exit: $19,454

Cash invested: $63,000 (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: 392
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,293 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $435

Break-even live

Break-even rent $1,742

Max offer price $225,000

Occupancy floor 76%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
876 Kirkwood Dr Biloxi, MS	4.0	3.0	2008	$2,300	$1.15	43d	1	0.10mi
630 Bay Cove Dr #313 Biloxi, MS	3.0	2.0	2310	$3,450	$1.49	20d	1	1.33mi
630 Bay Cove Dr Biloxi, MS	2.0–3.0	2.0	1780	$3,450	$1.94	43d	2	1.33mi
508 Tasha Dr Diberville, MS	3.0	2.0	1890	$3,200	$1.69	43d	1	1.33mi
4441 Audubon Trl Biloxi, MS	3.0	2.5	1704	$3,800	$2.23	20d	1	1.36mi
10480 Auto Mall Pkwy Diberville, MS	1.0–3.0	1.0–2.0	1281	$1,907	$1.49	13d	1	1.48mi

Listing history 3 events

1. 2026-04-15
   status Pending
2. 2026-03-31
   listed $225,000 Active
3. 2026-03-19
   soldstatus

ⓘ 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: $1,229 · $102/mo
• Projected year-2 tax: $1,778 · $148/mo
• Expected delta: +$549/yr (+$46/mo · 44.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,511
• − Mortgage interest: −$12,603
• − Property taxes: −$1,229
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − Depreciation: −$6,545
• Taxable income: $1,607
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $4,836/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

3 events — show timeline

• 2026-04-15 Pending — MLSU
• 2026-03-31 Listed $225,000 MLSU
• 2026-03-19 Sold (Public Records) — Public Records

Property tax history

-2.9%/yr

Latest (2025): $1,229 · +0.9% YoY. Source: county tax records.