1664 Beach Blvd Unit K167 · Biloxi, MS 39531

$139,000

1 bd · 1.0 ba · 618 sqft · Condo · 145 Days on market

Built 1967 Good condition $225/sqft · 6% below area Est $148k · 6% under $263/mo HOA · 24% of rent

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Why this score? — see what drove the F 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 +10.2/15.0
• Schools +5.4/10.0
• Cash flow +4.7/30.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully furnished 1-bedroom, 1-bathroom condo located in a gated Biloxi community featuring great amenities including a pool, playground, and park. This move-in-ready unit offers an excellent opportunity for an investment property, vacation getaway, or low-maintenance coastal home. The community is rental-friendly, adding strong income potential. Conveniently situated just off Highway 90, you're just minutes from Keesler Air Force Base, the beach, local restaurants, and entertainment. Enjoy easy coastal living in a prime Biloxi location.

Key facts

• Gated community
• Rental friendly
• Investment property

Tags

• GATED COMMUNITY
• POOL
• PLAYGROUND
• PARK
• RENTAL FRIENDLY
• INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $139k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-347 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (36.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (20.1% below list).
• Recommended offer: $89k (36.1% below list) — sets the bar for cash-flow.

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; 9 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).

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 145 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: HOA is 24% 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 $88,839 (36.1% 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 145 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.80% ✗
• Cap rate: 3.30%
• Cash-on-cash: -10.69%
• DSCR: 0.52
• GRM: 10.4

CMA / ARV

• ARV (median comp): $148,003
• List price: $139,000
• Delta: -6.08%
• Verdict: FAIR
• 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 Unit C80	0.04mi	1/1.0	618 (0%)	1mo	$125,000	$202	97
1664 Beach Blvd #78	0.03mi	1/1.0	621 (+0%)	6mo	$115,000	$185	93
1664 Beach Blvd #165	0.03mi	1/1.0	621 (+0%)	11mo	$140,000	$225	88
1664 Beach Blvd #77	0.03mi	1/1.0	621 (+0%)	14mo	$138,000	$222	86
1282 Beach Blvd #116	1.42mi	1/1.0	700 (+13%)	1mo	$150,000	$214	42
1282 Beach Blvd #208	1.42mi	1/1.0	700 (+13%)	1mo	$159,900	$228	42
179 Summer Pl	0.77mi	2/1.0 (+1)	739 (+20%)	0mo	$175,900	$238	35
245 Mcdonnell Ave #248	0.55mi	2/1.0 (+1)	739 (+20%)	13mo	$64,900	$88	34
1282 Beach Blvd Unit 209	1.42mi	1/1.0	700 (+13%)	12mo	$169,750	$243	33
321 Hiller Dr	1.04mi	2/1.0 (+1)	742 (+20%)	4mo	$75,000	$101	32
245 Mcdonnell Ave Unit D-226	0.63mi	2/1.0 (+1)	742 (+20%)	12mo	$69,000	$93	30
2008 Greater Ave	1.16mi	2/1.0 (+1)	750 (+21%)	11mo	$45,000	$60	26

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: -40.1%
• Equity multiple: -0.22×
• Total profit: $-47,624
• Equity at exit: $20,725

10-year hold

• IRR: -95.1%
• Equity multiple: -1.10×
• Total profit: $-81,556
• 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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $93,000 ($153/sqft)
• Median days on market: 225 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +56.6% 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: 10.4×

Monthly cashflow live

• Estimated rent: $1,110 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$263
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-347

Break-even live

Break-even rent $1,549

Max offer price $88,839

Occupancy floor —

Sensitivity live

Price	-10% $-251	-5% $-299	+0% $-347	+5% $-395	+10% $-443
Rent	-10% $-434	-5% $-390	+0% $-347	+5% $-303	+10% $-259
Rate	-1.0pp $-277	-0.5pp $-311	base $-347	+0.5pp $-383	+1.0pp $-419

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$1,200	$1.50	62d	2	0.02mi
1667 Irish Hill Dr Biloxi, MS	1.0–2.0	1.0–1.5	862	$889	$1.03	62d	1	0.19mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	92d	1	0.55mi
245 Mc Donnell Ave Unit E-131 Biloxi, MS	2.0	1.0	745	$995	$1.34	92d	1	0.56mi
245 Mc Donnell Ave Unit G-147 Biloxi, MS	1.0	1.0	608	$1,500	$2.47	70d	1	0.56mi
245 Mc Donnell Ave Unit I-164 Biloxi, MS	2.0	1.0	745	$1,195	$1.60	92d	1	0.56mi
1910 Southern Ave Biloxi, MS	1.0–2.0	1.0–1.5	725	$1,000	$1.38	62d	2	0.89mi
1282 Beach Blvd #216 Biloxi, MS	1.0	1.0	700	$1,895	$2.71	62d	1	1.40mi
1282 Beach Blvd #106 Biloxi, MS	1.0	1.0	700	$2,800	$4.00	70d	1	1.40mi

HOA detail $263/mo · $3,156/yr condo

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

Listing history 50 events

1. 2026-08-08
   days on market $139,000 Active 145 DOM
2. 2026-08-07
   days on market $139,000 Active 144 DOM
3. 2026-08-06
   days on market $139,000 Active 143 DOM
4. 2026-08-05
   days on market $139,000 Active 142 DOM
5. 2026-08-04
   days on market $139,000 Active 141 DOM
6. 2026-08-03
   days on market $139,000 Active 140 DOM
7. 2026-07-31
   days on market $139,000 Active 137 DOM
8. 2026-07-30
   days on market $139,000 Active 136 DOM
9. 2026-07-29
   days on market $139,000 Active 135 DOM
10. 2026-07-27
    days on market $139,000 Active 133 DOM
11. 2026-07-25
    days on market $139,000 Active 131 DOM
12. 2026-07-24
    days on market $139,000 Active 130 DOM
13. 2026-07-23
    days on market $139,000 Active 129 DOM
14. 2026-07-22
    days on market $139,000 Active 128 DOM
15. 2026-07-21
    days on market $139,000 Active 127 DOM
16. 2026-07-18
    days on market $139,000 Active 124 DOM
17. 2026-07-16
    days on market $139,000 Active 122 DOM
18. 2026-07-16
    days on market $139,000 Active 121 DOM
19. 2026-07-14
    days on market $139,000 Active 120 DOM
20. 2026-07-13
    days on market $139,000 Active 119 DOM
21. 2026-07-12
    days on market $139,000 Active 118 DOM
22. 2026-07-11
    days on market $139,000 Active 117 DOM
23. 2026-07-10
    days on market $139,000 Active 116 DOM
24. 2026-07-09
    days on market $139,000 Active 115 DOM
25. 2026-07-08
    days on market $139,000 Active 114 DOM
26. 2026-07-07
    days on market $139,000 Active 113 DOM
27. 2026-07-06
    days on market $139,000 Active 112 DOM
28. 2026-07-05
    days on market $139,000 Active 111 DOM
29. 2026-07-04
    days on market $139,000 Active 110 DOM
30. 2026-07-03
    days on market $139,000 Active 109 DOM
31. 2026-07-02
    days on market $139,000 Active 108 DOM
32. 2026-07-01
    days on market $139,000 Active 107 DOM
33. 2026-06-30
    days on market $139,000 Active 106 DOM
34. 2026-06-29
    days on market $139,000 Active 105 DOM
35. 2026-06-28
    days on market $139,000 Active 104 DOM
36. 2026-06-28
    days on market $139,000 Active 103 DOM
37. 2026-06-27
    days on market $139,000 Active 102 DOM
38. 2026-06-25
    days on market $139,000 Active 100 DOM
39. 2026-06-23
    days on market $139,000 Active 98 DOM
40. 2026-06-21
    days on market $139,000 Active 97 DOM
41. 2026-06-18
    days on market $139,000 Active 94 DOM
42. 2026-06-17
    days on market $139,000 Active 93 DOM
43. 2026-06-16
    days on market $139,000 Active 92 DOM
44. 2026-06-15
    days on market $139,000 Active 91 DOM
45. 2026-06-14
    days on market $139,000 Active 89 DOM
46. 2026-06-13
    days on market $139,000 Active 88 DOM
47. 2026-06-09
    days on market $139,000 Active 85 DOM
48. 2026-06-08
    days on market $139,000 Active 84 DOM
49. 2026-06-07
    days on market $139,000 Active 83 DOM
50. 2026-06-05
    days on market $139,000 Active 80 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: $13,321
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − HOA: −$3,156
• − Depreciation: −$4,044
• Taxable loss: −$6,576
• Est. tax savings @ 24.0%: +$1,578
• After-tax cash flow: $-2,581/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $3,090–$9,270 screening

This move-in-ready condo in a gated Biloxi community offers a great opportunity for an investment property with excellent amenities and a prime location.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean gutters — Improves drainage and can prevent water damage, enhancing both resale and rental value. ↑

ⓘ 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

-0.6% since first listed

3 events — show timeline

• 2026-03-16 Listed $139,000 MLSU
• 2026-01-17 Listing Removed — MLSU
• 2025-07-23 Listed $139,900 MLSU