319 Belvedere Dr · Biloxi, MS 39531

$159,900

3 bd · 1.0 ba · 987 sqft · SingleFamily public records · 41 Days on market

Built 1952 9,583 sqft lot $162/sqft · 20% above area Est $138k · 16% 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 +19.2/30.0
• DSCR +6.0/10.0
• Schools +4.5/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 319 Belvedere Drive, a charming cottage-style home that's been thoughtfully updated and is ready for its next chapter! This delightful residence offers a flexible 3-bedroom, 1-bathroom layout. However, it's designed with your lifestyle in mind, allowing for a 2-bedroom configuration if you prefer to utilize the spacious indoor area as a dedicated laundry room, (instead of the carport area laundry room), ample storage space, or even a cozy home office. Nestled on a generous corner lot, this property boasts a beautifully fenced backyard, complete with convenient double-gated access - perfect for storing all your outdoor gear, a boat, or even dreaming up a future workshop. This home blends classic charm with modern comforts. You'll appreciate the peace of mind that comes with a roof installed in November 2021. Get ready to enjoy ultimate comfort with a brand-new HVAC system and furnace, including updated ductwork and added attic insulation, all installed in July 2024. Looking ahead, exciting upgrades for 2025, including a new front porch/overhang, fresh gutters, and a revamped plumbing system in the crawl space. Further enhancing the home's value and efficiency, a new electrical box with breakers was installed in 2025, and a new hot water heater was in place by 2026. The exterior also received a beautiful refresh with a fresh coat of paint in June 2025. Step inside and discover a home that feels bright, clean, and inviting! You'll find ceiling fans throughout, with brand-new ones recently installed in the bedrooms for added comfort. The entire interior has been freshly painted, creating a clean canvas for your personal style. The living room features new e-glass windows, which offer improved energy efficiency, and stylish 2-inch blinds. Experience the beauty and durability of hardwood flooring, complete with a reinforced subfloor, in the living room, dining room, and the second bedroom. The bathroom has been updated with a modern walk-in shower, adding both style and accessibility. The kitchen is a home chef's delight, featuring a new backsplash and a fantastic new gas stove installed in 2024, boasting advanced features like an air fryer, dehydrator, and bread-making options. You'll also find a newer French door refrigerator, offering both style and ample storage. This home is perfectly situated in the heart of Biloxi, offering incredible convenience. You'll be just a stone's throw from the beautiful beaches, Keesler Air Force Base, the VA hospital, local parks, boat launches, and a wide array of shopping, dining, and entertainment options, including the vibrant casinos! It truly is a fantastic location, providing easy access to anything and everything you need. This is more than just a house; it's a gem ready to welcome a new family and create lasting memories! Call your favorite agent for a showing today!

Key facts

• New furnace
• Double-gated access
• Fenced backyard

Tags

• FENCED BACKYARD
• DOUBLE-GATED ACCESS
• NEW HVAC SYSTEM
• NEW FURNACE
• UPDATED DUCTWORK
• ADDED ATTIC INSULATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $172 ($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 $146k (9.0% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: 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; 201 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 ($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 41 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,523 (9.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (median comp): $138,265
• List price: $159,900
• Delta: 15.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 Belvedere Dr	0.06mi	3/2.0	1,040 (+5%)	4mo	$155,000	$149	81
329 Belvedere Dr	0.05mi	3/1.0	960 (-3%)	24mo	$95,400	$99	74
303 West Dr	0.20mi	3/2.0	1,079 (+9%)	14mo	$145,000	$134	60
145 Coral Breeze Dr #19	0.52mi	3/1.5	1,000 (+1%)	18mo	$214,990	$215	56
341 Hiller Dr	0.24mi	3/1.0	1,100 (+11%)	16mo	$149,900	$136	56
1996 Greater Ave	0.52mi	3/1.0	983 (-0%)	23mo	$149,000	$152	56
176 Jasmine St	0.56mi	3/1.0	1,000 (+1%)	19mo	$139,900	$140	56
2138 Alice Dr	0.45mi	3/1.5	1,050 (+6%)	15mo	$160,000	$152	54
1991 Kim Cv	0.29mi	3/2.0	1,093 (+11%)	24mo	$189,900	$174	45
2085 Pat Ln	0.44mi	3/2.0	1,122 (+14%)	11mo	$237,000	$211	44
2116 Atkinson Rd	0.49mi	2/1.0 (-1)	850 (-14%)	15mo	$149,900	$176	36

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: -12.2%
• Equity multiple: 0.57×
• Total profit: $-19,222
• Equity at exit: $23,842

10-year hold

• IRR: -7.7%
• Equity multiple: 0.57×
• Total profit: $-19,109
• Equity at exit: $13,825

Cash invested: $44,772 (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 39531

• Home prices YoY: -13.0%
• Rents YoY: 0.1%
• Active inventory: 201
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$839
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $172

Break-even live

Break-even rent $1,238

Max offer price $159,900

Occupancy floor 83%

Sensitivity live

Price	-10% $262	-5% $217	+0% $172	+5% $127	+10% $81
Rent	-10% $57	-5% $114	+0% $172	+5% $229	+10% $287
Rate	-1.0pp $252	-0.5pp $212	base $172	+0.5pp $130	+1.0pp $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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Belvedere Dr Biloxi, MS	3.0	1.0	1000	$1,200	$1.20	15d	1	0.04mi
310 Abbey Ct Biloxi, MS	2.0–3.0	1.0–2.0	1062	$1,275	$1.20	22d	17	0.50mi
1910 Southern Ave Biloxi, MS	1.0–2.0	1.0–1.5	725	$1,200	$1.66	15d	2	0.69mi
245 Mc Donnell Ave Biloxi, MS	2.0	1.0	775	$1,595	$2.06	22d	1	0.74mi
245 Mc Donnell Ave Unit I-164 Biloxi, MS	2.0	1.0	745	$1,195	$1.60	45d	1	0.78mi
245 Mc Donnell Ave Unit E-131 Biloxi, MS	2.0	1.0	745	$995	$1.34	45d	1	0.78mi
2068 Beach Blvd Unit 202 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	45d	1	0.91mi
2068 Beach Blvd Unit 142 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	15d	1	0.91mi
2068 Beach Blvd Unit 342 Biloxi, MS	2.0	2.0	1001	$1,550	$1.55	15d	1	0.91mi
1713 Stevens St Unit A Biloxi, MS	3.0	2.0	1100	$1,300	$1.18	22d	1	1.14mi
1667 Irish Hill Dr Biloxi, MS	1.0–2.0	1.0–1.5	862	$1,049	$1.22	15d	1	1.19mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$2,100	$2.62	15d	2	1.33mi
1616 Gordon Ave Biloxi, MS	3.0	1.0	900	$1,425	$1.58	22d	1	1.36mi
1664 Beach Blvd Biloxi, MS	2.0	1.5	985	$2,295	$2.33	45d	1	1.36mi
122 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,700	$2.70	45d	1	1.37mi
118 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,800	$2.80	15d	1	1.42mi

Listing history 5 events

1. 2026-05-05
   status Pending 2868-char remark

   Show marketing remark (2868 chars)

   Welcome to 319 Belvedere Drive, a charming cottage-style home that's been thoughtfully updated and is ready for its next chapter! This delightful residence offers a flexible 3-bedroom, 1-bathroom layout. However, it's designed with your lifestyle in mind, allowing for a 2-bedroom configuration if you prefer to utilize the spacious indoor area as a dedicated laundry room, (instead of the carport area laundry room), ample storage space, or even a cozy home office. Nestled on a generous corner lot, this property boasts a beautifully fenced backyard, complete with convenient double-gated access - perfect for storing all your outdoor gear, a boat, or even dreaming up a future workshop. This home blends classic charm with modern comforts. You'll appreciate the peace of mind that comes with a roof installed in November 2021. Get ready to enjoy ultimate comfort with a brand-new HVAC system and furnace, including updated ductwork and added attic insulation, all installed in July 2024. Looking ahead, exciting upgrades for 2025, including a new front porch/overhang, fresh gutters, and a revamped plumbing system in the crawl space. Further enhancing the home's value and efficiency, a new electrical box with breakers was installed in 2025, and a new hot water heater was in place by 2026. The exterior also received a beautiful refresh with a fresh coat of paint in June 2025. Step inside and discover a home that feels bright, clean, and inviting! You'll find ceiling fans throughout, with brand-new ones recently installed in the bedrooms for added comfort. The entire interior has been freshly painted, creating a clean canvas for your personal style. The living room features new e-glass windows, which offer improved energy efficiency, and stylish 2-inch blinds. Experience the beauty and durability of hardwood flooring, complete with a reinforced subfloor, in the living room, dining room, and the second bedroom. The bathroom has been updated with a modern walk-in shower, adding both style and accessibility. The kitchen is a home chef's delight, featuring a new backsplash and a fantastic new gas stove installed in 2024, boasting advanced features like an air fryer, dehydrator, and bread-making options. You'll also find a newer French door refrigerator, offering both style and ample storage. This home is perfectly situated in the heart of Biloxi, offering incredible convenience. You'll be just a stone's throw from the beautiful beaches, Keesler Air Force Base, the VA hospital, local parks, boat launches, and a wide array of shopping, dining, and entertainment options, including the vibrant casinos! It truly is a fantastic location, providing easy access to anything and everything you need. This is more than just a house; it's a gem ready to welcome a new family and create lasting memories! Call your favorite agent for a showing today!

2. 2026-03-23
   listed $159,900 Active 2868-char remark

   Show marketing remark (2868 chars)

   Welcome to 319 Belvedere Drive, a charming cottage-style home that's been thoughtfully updated and is ready for its next chapter! This delightful residence offers a flexible 3-bedroom, 1-bathroom layout. However, it's designed with your lifestyle in mind, allowing for a 2-bedroom configuration if you prefer to utilize the spacious indoor area as a dedicated laundry room, (instead of the carport area laundry room), ample storage space, or even a cozy home office. Nestled on a generous corner lot, this property boasts a beautifully fenced backyard, complete with convenient double-gated access - perfect for storing all your outdoor gear, a boat, or even dreaming up a future workshop. This home blends classic charm with modern comforts. You'll appreciate the peace of mind that comes with a roof installed in November 2021. Get ready to enjoy ultimate comfort with a brand-new HVAC system and furnace, including updated ductwork and added attic insulation, all installed in July 2024. Looking ahead, exciting upgrades for 2025, including a new front porch/overhang, fresh gutters, and a revamped plumbing system in the crawl space. Further enhancing the home's value and efficiency, a new electrical box with breakers was installed in 2025, and a new hot water heater was in place by 2026. The exterior also received a beautiful refresh with a fresh coat of paint in June 2025. Step inside and discover a home that feels bright, clean, and inviting! You'll find ceiling fans throughout, with brand-new ones recently installed in the bedrooms for added comfort. The entire interior has been freshly painted, creating a clean canvas for your personal style. The living room features new e-glass windows, which offer improved energy efficiency, and stylish 2-inch blinds. Experience the beauty and durability of hardwood flooring, complete with a reinforced subfloor, in the living room, dining room, and the second bedroom. The bathroom has been updated with a modern walk-in shower, adding both style and accessibility. The kitchen is a home chef's delight, featuring a new backsplash and a fantastic new gas stove installed in 2024, boasting advanced features like an air fryer, dehydrator, and bread-making options. You'll also find a newer French door refrigerator, offering both style and ample storage. This home is perfectly situated in the heart of Biloxi, offering incredible convenience. You'll be just a stone's throw from the beautiful beaches, Keesler Air Force Base, the VA hospital, local parks, boat launches, and a wide array of shopping, dining, and entertainment options, including the vibrant casinos! It truly is a fantastic location, providing easy access to anything and everything you need. This is more than just a house; it's a gem ready to welcome a new family and create lasting memories! Call your favorite agent for a showing today!

3. 2018-05-14
   soldstatus
4. 2018-05-11
   soldstatus 553-char remark

   Show marketing remark (553 chars)

   Cute cottage style home in the heart of Biloxi. Close to the beaches, Keesler, VA, parks, boat launches, shopping, casinos - anything and everything you need! It's a terrific location. Beautiful hard wood floors, fresh paint inside and out, bright and clean. Ready for you to move right in. Updated bathroom, nice sized kitchen with good storage and counter space for a small home. HVAC system is only 3 years old. AND a huge fenced yard with double gated access for all your toys, or room to build workshop. This is really a gem ready for a new family!

5. 2018-01-11
   listed $79,900 553-char remark

   Show marketing remark (553 chars)

   Cute cottage style home in the heart of Biloxi. Close to the beaches, Keesler, VA, parks, boat launches, shopping, casinos - anything and everything you need! It's a terrific location. Beautiful hard wood floors, fresh paint inside and out, bright and clean. Ready for you to move right in. Updated bathroom, nice sized kitchen with good storage and counter space for a small home. HVAC system is only 3 years old. AND a huge fenced yard with double gated access for all your toys, or room to build workshop. This is really a gem ready for a new family!

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $1,263 · $105/mo
• Expected delta: +$391/yr (+$33/mo · 44.8%)

ⓘ 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 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: $17,463
• − Mortgage interest: −$8,957
• − Property taxes: −$872
• − Insurance: −$800
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$4,652
• Taxable loss: −$612
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $2,208/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): 18,918
• Household income: $54,218
• Rent vs Own: 61.4% rent · 38.6% own
• Severe rent burden: 1110.0

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 0.60)
• 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%

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

+100.1% since first listed

5 events — show timeline

• 2026-05-05 Pending — MLSU
• 2026-03-23 Listed $159,900 MLSU
• 2018-05-14 Sold (Public Records) — Public Records
• 2018-05-11 Sold (MLS) — MLSU
• 2018-01-11 Listed $79,900 MLSU

Property tax history

+0.5%/yr

Latest (2018): $872 · +0.0% YoY. Source: county tax records.