1090 Cherokee St · Biloxi, MS 39530

$259,000

3 bd · 1.0 ba · 1,907 sqft · SingleFamily public records · 29 Days on market

Built 1920 6,534 sqft lot $136/sqft · 11% above area Est $233k · 11% over

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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 +16.4/30.0
• DSCR +5.1/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away just minutes from Keesler Air Force Base and the heart of the Mississippi Gulf Coast, this beautifully updated home offers a rare mix of character, upgrades, and outdoor living. Located in a no flood zone, it also features a newer roof and updated HVAC system for added peace of mind. The backyard is where this property really shines. Designed for both relaxing and entertaining, you'll find a spacious deck overlooking a private in-ground pool surrounded by mature landscaping. The pool has been thoughtfully maintained with a liner less than a year old and a pump and filter replaced just two years ago. Inside, the home stands out from the typical cookie-cutter layout. The kitchen o

Key facts

• Updated hvac system
• Newer roof
• Spacious deck

Tags

• NO FLOOD ZONE
• NEWER ROOF
• UPDATED HVAC SYSTEM
• PRIVATE IN-GROUND POOL
• SPACIOUS DECK
• MATURE LANDSCAPING

Property features AI

Finance

• Other: Living area reported as 1,907 (per public records)
• HOA & community: Near entertainment

Exterior

• Parking: Driveway with space for 2 vehicles
• Utilities: Public water; Public sewer; Water connected; Sewer connected
• Home design: Single-family house; Two levels; Move-in ready
• Construction: Stucco construction; Asphalt shingle roof; Pilings/steel/wood and pillar/post/pier foundation; Built in two levels
• Exterior features: Private yard; Deck; Porch; Shed(s); Fenced; Near beach; In-ground private pool

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bathrooms: 3 bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Cathedral ceilings; Ceiling fans; Walk-in closets; Wet bar; Sliding doors; Electric fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $227k (12.5% below list).
• Recommended offer: $227k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 164 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• At $2,265/mo this rent would consume 66% of the median local household income ($41k/yr) (locally 329% of renters already pay >50% of income on rent) — 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 $8k 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 29 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.
• Current owner paid $160k; list at $259k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $226,517 (12.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.87% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 9.5

CMA / ARV

• ARV (median comp): $232,948
• List price: $259,000
• Delta: 19.77%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1059 Lafayette St	0.42mi	3/3.0	1,920 (+1%)	6mo	$179,900	$94	66
344 Porter Ave	0.13mi	3/1.5	1,786 (-6%)	24mo	$159,900	$90	62
1062 Lafayette St	0.44mi	3/2.0	1,822 (-4%)	13mo	$265,000	$145	57
1059 Balboa St	0.17mi	3/1.5	1,635 (-14%)	15mo	$275,000	$168	54
1057 Cherokee St	0.11mi	3/2.0	1,687 (-12%)	22mo	$359,000	$213	54
941 Diaz Ave	0.66mi	4/2.0 (+1)	1,971 (+3%)	12mo	$199,900	$101	45
123 Morrison Ave	0.75mi	4/2.5 (+1)	1,992 (+4%)	11mo	$295,000	$148	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-32,560
• Equity at exit: $38,618

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-16,397
• Equity at exit: $22,394

Cash invested: $72,520 (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 39530

• Active inventory: 164
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,265 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$175 /mo · $2,097/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $149

Break-even live

Break-even rent $2,077

Max offer price $259,000

Occupancy floor 88%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 Saint Jude St Biloxi, MS	3.0	2.0	1554	$1,875	$1.21	44d	1	0.85mi
1324 Beach Blvd Biloxi, MS	3.0	3.0	2218	$4,200	$1.89	44d	1	1.01mi
145 Saint Francis St Biloxi, MS	2.0	2.0	1467	$2,900	$1.98	44d	1	1.08mi
620 Murray St Biloxi, MS	3.0	1.5	1300	$1,600	$1.23	44d	1	1.24mi
271 Ebony Ln Biloxi, MS	3.0	2.0	1498	$1,600	$1.07	13d	1	1.24mi
626 Water St Biloxi, MS	3.0	2.0	1800	$2,300	$1.28	44d	1	1.40mi
626 Water St Biloxi, MS	3.0	2.0	1800	$2,200	$1.22	21d	1	1.40mi

Listing history 26 events

1. 2026-06-18
   days on market $259,000 Active 29 DOM
2. 2026-06-17
   days on market $259,000 Active 28 DOM
3. 2026-06-16
   days on market $259,000 Active 27 DOM
4. 2026-06-15
   days on market $259,000 Active 26 DOM
5. 2026-06-14
   days on market $259,000 Active 24 DOM
6. 2026-06-13
   pricedays on market $259,000 Active 23 DOM
7. 2026-06-09
   days on market $265,000 Active 20 DOM
8. 2026-06-08
   days on market $265,000 Active 19 DOM
9. 2026-06-07
   days on market $265,000 Active 18 DOM
10. 2026-06-05
    days on market $265,000 Active 15 DOM
11. 2026-06-03
    days on market $265,000 Active 14 DOM
12. 2026-06-02
    days on market $265,000 Active 13 DOM
13. 2026-06-01
    days on market $265,000 Active 12 DOM
14. 2026-05-31
    days on market $265,000 Active 11 DOM
15. 2026-05-30
    pricedays on market $265,000 Active 10 DOM
16. 2026-05-02
    status Pending 1391-char remark
17. 2026-04-27
    price $279,000 1391-char remark
18. 2026-03-31
    listed $285,000 Active 1391-char remark
19. 2025-07-31
    historical
20. 2025-07-30
    listed $229,000 Active
21. 2019-02-26
    soldstatus $160,000
22. 2019-02-11
    soldstatus
23. 2018-11-26
    listed $170,000
24. 2018-04-26
    soldstatus $160,000
25. 2010-03-30
    soldstatus
26. 2009-07-13
    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: $2,097 · $175/mo
• Projected year-2 tax: $2,097 · $175/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 34% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,182
• − Mortgage interest: −$14,508
• − Property taxes: −$2,097
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − Depreciation: −$7,535
• Taxable loss: −$2,601
• Est. tax savings @ 24.0%: +$624
• After-tax cash flow: $2,408/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): 7,701
• Household income: $41,117
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 329.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 48% Black 28% Hispanic / Latino 15% Two or more races 5% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 9% Slovak 2% Italian 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 82% English-only · Spanish 14% Vietnamese 2% 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: ▼ -108.19%
• Current HPI: 181.0603
• Rent YoY: —
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+61.9% since first listed

15 events — show timeline

• 2026-06-10 Price Changed $259,000 MLSU
• 2026-05-29 Price Changed $265,000 MLSU
• 2026-05-20 Listed $270,000 MLSU
• 2026-05-02 Pending — MLSU
• 2026-05-02 Listing Removed — MLSU
• 2026-04-27 Price Changed $279,000 MLSU
• 2026-03-31 Listed $285,000 MLSU
• 2025-07-31 Listing Removed — MLSU
• 2025-07-30 Listed $229,000 MLSU
• 2019-02-26 Sold (Public Records) $160,000 Public Records
• 2019-02-11 Sold (MLS) — MLSU
• 2018-11-26 Listed $170,000 MLSU
• 2018-04-26 Sold (Public Records) $160,000 Public Records
• 2010-03-30 Sold (Public Records) — Public Records
• 2009-07-13 Sold (Public Records) — Public Records

Property tax history

+24.8%/yr

Latest (2025): $2,097 · +5.1% YoY. Source: county tax records.