1496 Miller St · Biloxi, MS 39530

$269,000

2 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 75 Days on market

Built 1959 8,712 sqft lot $232/sqft · 50% above area Est $291k · 8% under ↓ 10% since listing

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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 +10.9/15.0
• Cash flow +5.9/30.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Coastal Cottage Just Two Blocks from the Beach This charming 2-bedroom, 2-bath home offers comfortable living in a prime Biloxi location just two blocks from the beach--and not in a flood zone. The home features a spacious layout and beautiful landscaping, creating a welcoming coastal feel both inside and out. Enjoy abundant outdoor space along with a shed/workshop, perfect for storing beach gear, bikes, tools, and all your coastal toys. The roof is only 4 years old, and the HVAC system has been regularly maintained. Ideally located just a five-minute drive to downtown Biloxi, you can easily enjoy dining at local favorites like the White House Hotel, along with nearby entertainment, casinos, and waterfront attractions. The property is also conveniently located near Keesler Air Force Base, shopping, schools, and major roadways. Near Hwy 90, making it easy to enjoy the excitement of the annual Cruisin' the Coast event. Whether you're looking for a low-maintenance second home, a weekend getaway, or a full-time residence, this property offers flexibility, charm, and the opportunity to start making lasting memories on the Mississippi Gulf Coast. Schedule your showing today before this one is gone!

Key facts

• Shed workshop
• Spacious layout
• 8,712 sq ft lot

Tags

• TWO BLOCKS FROM THE BEACH
• SPACIOUS LAYOUT
• ABUNDANT OUTDOOR SPACE
• SHED WORKSHOP
• ROOF IS ONLY 4 YEARS OLD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-520 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (37.0% below list).
• Recommended offer: $169k (37.0% below list) — sets the bar for 1% rule.

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: 166 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1,694/mo this rent would consume 49% 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 75 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,437 (37.0% 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 75 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.29%
• DSCR: 0.63
• GRM: 13.2

CMA / ARV

• ARV (median comp): $290,863
• List price: $269,000
• Delta: -7.52%
• 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
1467 Wilkes Ave	0.16mi	2/2.0	1,245 (+7%)	9mo	$275,000	$221	69
140 Coral Breeze Dr	0.63mi	3/1.5 (+1)	1,030 (-11%)	9mo	$269,990	$262	37
141 Coral Breeze Dr	0.63mi	3/1.5 (+1)	1,030 (-11%)	9mo	$269,990	$262	37
142 Coral Breeze Dr	0.63mi	3/1.5 (+1)	1,030 (-11%)	10mo	$268,990	$261	37
105 Coral Breeze Dr	0.62mi	3/1.5 (+1)	1,000 (-14%)	12mo	$267,990	$268	31
107 Coral Breeze Dr	0.62mi	3/1.5 (+1)	1,000 (-14%)	12mo	$264,990	$265	31
136 Coral Breeze Dr	0.62mi	3/1.5 (+1)	1,000 (-14%)	13mo	$269,990	$270	30
116 Coral Breeze Dr	0.64mi	3/1.5 (+1)	1,000 (-14%)	14mo	$264,000	$264	28
120 Coral Breeze Dr #6	0.63mi	3/1.5 (+1)	1,000 (-14%)	15mo	$259,990	$260	28
130 Coral Breeze Dr #11	0.63mi	3/1.5 (+1)	1,000 (-14%)	15mo	$269,990	$270	28
133 Coral Breeze Dr	0.63mi	3/1.5 (+1)	1,000 (-14%)	16mo	$264,990	$265	28
129 Coral Breeze Dr #27	0.64mi	3/1.5 (+1)	1,000 (-14%)	16mo	$244,990	$245	27

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: -30.9%
• Equity multiple: -0.02×
• Total profit: $-76,711
• Equity at exit: $40,109

10-year hold

• IRR: -33.6%
• Equity multiple: -0.45×
• Total profit: $-109,378
• Equity at exit: $23,258

Cash invested: $75,320 (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: 166
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-520

Break-even live

Break-even rent $2,353

Max offer price $193,691

Occupancy floor —

Sensitivity live

Price	-10% $-335	-5% $-427	+0% $-520	+5% $-613	+10% $-706
Rent	-10% $-654	-5% $-587	+0% $-520	+5% $-454	+10% $-387
Rate	-1.0pp $-385	-0.5pp $-452	base $-520	+0.5pp $-590	+1.0pp $-661

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1496 Beach Blvd Biloxi, MS	2.0	1.5	1100	$1,450	$1.32	14d	1	0.17mi
1496 Beach Blvd Biloxi, MS	2.0	2.0	1150	$1,650	$1.43	44d	1	0.17mi
154 Saint Charles Ave Biloxi, MS	2.0	1.0	1292	$1,400	$1.08	44d	1	0.20mi
1623 Cayman Cv Biloxi, MS	3.0	2.0	1397	$3,700	$2.65	14d	1	0.48mi
145 Saint Francis St Biloxi, MS	2.0	2.0	1467	$2,900	$1.98	44d	1	0.53mi
1664 Beach Blvd Biloxi, MS	2.0	1.5	985	$2,295	$2.33	44d	1	0.60mi
122 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,700	$2.70	44d	1	0.60mi
118 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,800	$2.80	14d	1	0.60mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$2,100	$2.62	14d	2	0.62mi
1616 Gordon Ave Biloxi, MS	3.0	1.0	900	$1,425	$1.58	22d	1	0.63mi
1702 Stevens St Biloxi, MS	1.0	1.0	800	$750	$0.94	44d	1	0.72mi
270 Rodenberg Ave Biloxi, MS	3.0	2.0	1180	$1,100	$0.93	44d	1	0.73mi
1713 Stevens St Unit A Biloxi, MS	3.0	2.0	1100	$1,300	$1.18	22d	1	0.75mi
1667 Irish Hill Dr Biloxi, MS	1.0–2.0	1.0–1.5	862	$1,049	$1.22	14d	1	0.79mi
1282 Beach Blvd #123 Biloxi, MS	2.0	1.0	900	$3,000	$3.33	22d	1	0.81mi
1282 Beach Blvd #216 Biloxi, MS	1.0	1.0	700	$1,895	$2.71	14d	1	0.81mi
1282 Beach Blvd #106 Biloxi, MS	1.0	1.0	700	$2,800	$4.00	22d	1	0.81mi
1737 James Buchanan Dr Biloxi, MS	3.0	2.0	1328	$1,650	$1.24	44d	1	1.06mi
245 Mc Donnell Ave Unit E-131 Biloxi, MS	2.0	1.0	745	$995	$1.34	44d	1	1.10mi
245 Mc Donnell Ave Unit I-164 Biloxi, MS	2.0	1.0	745	$1,195	$1.60	44d	1	1.10mi
245 Mc Donnell Ave Biloxi, MS	2.0	1.0	775	$1,595	$2.06	22d	1	1.15mi
1135 Judge Sekul Ave Biloxi, MS	1.0–2.0	1.0	880	$899	$1.02	14d	3	1.33mi
1910 Southern Ave Biloxi, MS	1.0–2.0	1.0–1.5	725	$1,200	$1.66	14d	2	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $269,000 Active 75 DOM
2. 2026-06-18
   days on market $269,000 Active 72 DOM
3. 2026-06-17
   days on market $269,000 Active 71 DOM
4. 2026-06-16
   days on market $269,000 Active 70 DOM
5. 2026-06-15
   days on market $269,000 Active 69 DOM
6. 2026-06-14
   days on market $269,000 Active 67 DOM
7. 2026-06-13
   days on market $269,000 Active 66 DOM
8. 2026-06-09
   days on market $269,000 Active 63 DOM
9. 2026-06-08
   days on market $269,000 Active 62 DOM
10. 2026-06-07
    days on market $269,000 Active 61 DOM
11. 2026-06-05
    days on market $269,000 Active 58 DOM
12. 2026-06-03
    days on market $269,000 Active 57 DOM
13. 2026-06-02
    days on market $269,000 Active 56 DOM
14. 2026-06-01
    days on market $269,000 Active 55 DOM
15. 2026-05-31
    days on market $269,000 Active 54 DOM
16. 2026-05-30
    days on market $269,000 Active 53 DOM
17. 2026-05-15
    price $269,000 1220-char remark

    Show marketing remark (1220 chars)

    Charming Coastal Cottage Just Two Blocks from the Beach This charming 2-bedroom, 2-bath home offers comfortable living in a prime Biloxi location just two blocks from the beach--and not in a flood zone. The home features a spacious layout and beautiful landscaping, creating a welcoming coastal feel both inside and out. Enjoy abundant outdoor space along with a shed/workshop, perfect for storing beach gear, bikes, tools, and all your coastal toys. The roof is only 4 years old, and the HVAC system has been regularly maintained. Ideally located just a five-minute drive to downtown Biloxi, you can easily enjoy dining at local favorites like the White House Hotel, along with nearby entertainment, casinos, and waterfront attractions. The property is also conveniently located near Keesler Air Force Base, shopping, schools, and major roadways. Near Hwy 90, making it easy to enjoy the excitement of the annual Cruisin' the Coast event. Whether you're looking for a low-maintenance second home, a weekend getaway, or a full-time residence, this property offers flexibility, charm, and the opportunity to start making lasting memories on the Mississippi Gulf Coast. Schedule your showing today before this one is gone!

18. 2026-04-07
    listed $299,000 Active 1220-char remark

    Show marketing remark (1220 chars)

    Charming Coastal Cottage Just Two Blocks from the Beach This charming 2-bedroom, 2-bath home offers comfortable living in a prime Biloxi location just two blocks from the beach--and not in a flood zone. The home features a spacious layout and beautiful landscaping, creating a welcoming coastal feel both inside and out. Enjoy abundant outdoor space along with a shed/workshop, perfect for storing beach gear, bikes, tools, and all your coastal toys. The roof is only 4 years old, and the HVAC system has been regularly maintained. Ideally located just a five-minute drive to downtown Biloxi, you can easily enjoy dining at local favorites like the White House Hotel, along with nearby entertainment, casinos, and waterfront attractions. The property is also conveniently located near Keesler Air Force Base, shopping, schools, and major roadways. Near Hwy 90, making it easy to enjoy the excitement of the annual Cruisin' the Coast event. Whether you're looking for a low-maintenance second home, a weekend getaway, or a full-time residence, this property offers flexibility, charm, and the opportunity to start making lasting memories on the Mississippi Gulf Coast. Schedule your showing today before this one is gone!

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 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: $20,332
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$7,825
• Taxable loss: −$11,194
• Est. tax savings @ 24.0%: +$2,687
• After-tax cash flow: $-3,559/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

-10.0% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $269,000 MLSU
• 2026-04-07 Listed $299,000 MLSU