229 Holley St · Biloxi, MS 39530

$139,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 21 Days on market

Built 2009 7,840 sqft lot Est $128k · 9% over

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• ARV discount +3.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of Biloxi, this charming property offers a great opportunity to enjoy coastal living just minutes from the area's beautiful beaches, casinos, shopping, and dining. Conveniently situated near Keesler Air Force Base, this home is ideal for those seeking easy access to local employment centers and entertainment while still enjoying the comfort of a residential neighborhood. The home features a functional layout designed for everyday living, with comfortable living spaces and a welcoming atmosphere. Outside, the property offers a manageable lot with room to relax, entertain, or personalize to fit your needs. Whether you are looking for a primary residence, a vacation getawa

Key facts

• Manageable lot
• 7,840 sq ft lot
• 3 parking spots

Tags

• MANAGEABLE LOT
• SHORT DRIVE TO BEACHES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $79 ($946/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 164 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $1,713/mo this rent would consume 50% 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 $961 of loan paydown is wiped out by about $4k 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 21 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.

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 $136,915 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.23% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.58%
• DSCR: 1.69
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $127,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Holley St	0.00mi	2/2.0	1,222 (+9%)	0mo	$139,000	$114	80
326 Strangi Ave	0.31mi	2/1.0	1,181 (+5%)	1mo	$135,000	$114	76
194 Hoxie St	0.48mi	2/1.0	1,090 (-3%)	4mo	$142,000	$130	70
120 Keller Ave	0.41mi	2/2.0	1,175 (+5%)	1mo	$294,900	$251	68
208 Keller Ave	0.09mi	2/1.0	1,284 (+15%)	4mo	$85,000	$66	68
324 Crawford St	0.48mi	2/1.0	1,072 (-4%)	8mo	$135,000	$126	64
264 Kuhn St	0.29mi	3/1.5 (+1)	1,020 (-9%)	5mo	$109,500	$107	61
617 Roy St	0.43mi	2/1.0	991 (-12%)	3mo	$125,000	$126	58
620 Murray St	0.36mi	3/1.5 (+1)	1,222 (+9%)	9mo	$139,900	$114	54
639 Howard Ave	0.51mi	2/1.5	1,200 (+7%)	10mo	$295,000	$246	54
415 Dacey St	0.73mi	2/1.0	1,009 (-10%)	9mo	$90,000	$89	42
324 Haise St	0.71mi	3/2.0 (+1)	1,269 (+13%)	10mo	$139,900	$110	28

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-17,282
• Equity at exit: $20,725

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-7,693
• Equity at exit: $12,018

Cash invested: $38,920 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,713 high
• Mortgage (P&I): −$729
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $79

Break-even live

Break-even rent $1,613

Max offer price $139,000

Occupancy floor 90%

Sensitivity live

Price	-10% $158	-5% $118	+0% $79	+5% $40	+10% $0
Rent	-10% $-56	-5% $11	+0% $79	+5% $147	+10% $214
Rate	-1.0pp $149	-0.5pp $114	base $79	+0.5pp $43	+1.0pp $6

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
271 Ebony Ln Biloxi, MS	3.0	2.0	1498	$1,600	$1.07	14d	1	0.33mi
620 Murray St Biloxi, MS	3.0	1.5	1300	$1,600	$1.23	44d	1	0.34mi
420 Richmond Dr Biloxi, MS	3.0	2.0	1020	$1,600	$1.57	44d	1	0.35mi
520 Beach Blvd Biloxi, MS	2.0	2.0	1089	$2,950	$2.71	44d	1	0.47mi
306 4th St Biloxi, MS	2.0	1.0	1000	$1,500	$1.50	44d	1	0.55mi
129 Fayard St Biloxi, MS	1.0	1.0	800	$1,300	$1.62	22d	1	0.93mi
902 Howard Ave Biloxi, MS	1.0	1.0	850	$1,300	$1.53	44d	1	0.95mi
270 Bohn St Biloxi, MS	2.0	1.0	1050	$1,200	$1.14	45d	1	1.00mi
962 Thelma St Biloxi, MS	3.0	2.0	1200	$1,649	$1.37	44d	1	1.14mi
133 Hopkins Blvd Biloxi, MS	2.0	1.0	800	$2,400	$3.00	44d	1	1.16mi
309 Seal Ave Biloxi, MS	2.0	1.0	1100	$1,400	$1.27	22d	1	1.24mi
255 Benachi Ave Biloxi, MS	2.0	1.5	1008	$2,000	$1.98	44d	1	1.39mi
265 Benachi Ave Biloxi, MS	2.0	1.5	1015	$2,000	$1.97	44d	1	1.39mi
259 Benachi Ave Biloxi, MS	2.0	1.5	1100	$1,900	$1.73	44d	1	1.39mi
269 Benachi Ave Biloxi, MS	2.0	1.5	1017	$2,250	$2.21	44d	1	1.39mi

Listing history 2 events

1. 2026-03-26
   status Pending
2. 2026-03-04
   listed $139,000 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: $729 · $61/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$369/yr (+$31/mo · 50.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $20,552
• − Mortgage interest: −$7,786
• − Property taxes: −$729
• − Insurance: −$5,814
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$4,044
• Taxable loss: −$1,109
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $1,213/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

2 events — show timeline

• 2026-03-26 Pending — MLSU
• 2026-03-04 Listed $139,000 MLSU

Property tax history

-1.7%/yr

Latest (2025): $729 · +8.2% YoY. Source: county tax records.