The Palm Interior Plan · Biloxi, MS 39531

$254,900

3 bd · 2.5 ba · 1,521 sqft · Townhouse · 139 Days on market

Good condition

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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 +9.2/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside the Palm B floorplan at Lost Garden Villas in beautiful Biloxi, Mississippi. These thoughtfully designed residences are the interior homes of each building and include a one-car garage and a private rear patio-perfect for relaxing after a long day. The Palm B plan offers three bedrooms and two and a half bathrooms with approximately 1,537 square feet of well-planned living space. The open-concept layout connects the kitchen, dining, and living areas into one seamless and inviting space, ideal for both entertaining and everyday life. The kitchen features shaker-style cabinetry, sleek quartz countertops, and stainless-steel appliances. Whether you're preparing a weeknight dinner or hosting guests, this layout supports the needs of modern living. The open design means you'll never miss a moment of connection with family or friends. Luxury vinyl plank flooring runs throughout the home, including the bedrooms, which can easily be used as flex spaces like a home office, guest room, or hobby area to suit your lifestyle. The primary suite features its own private bath with a step-in shower and double sink vanity, while the additional full bath includes a combination shower and tub. The Palm B includes the Home is Connected® smart home package, allowing you to control lights, locks, and more from your smart device, whether you're home or away. This home is also being built to FORTIFIED Gold HomeTM certification. See your Sales Representative for details.

Key facts

• Quartz countertops
• Private rear patio
• Open concept layout

Tags

• PRIVATE REAR PATIO
• OPEN CONCEPT LAYOUT
• SHAKER STYLE CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL PLANK FLOORING

🏗️ New construction. The $254,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $286,249.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (12.3% below list).
• Recommended offer: $223k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.8% 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: Popps Ferry Elementary School (math 53% / reading 58%, grade C, #40 of 375 statewide, top 11%, 552 students, 100% 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; 26 comparable units currently listed for rent nearby; rentals lingering (median 93d 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).
• At $2,235/mo this rent would consume 49% of the median local household income ($54k/yr) — 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 $9k 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 139 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Recommended offer $223,494 (12.3% 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 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.18%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $286,249
• List price: $254,900
• Delta: -10.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Debuys Rd	0.09mi	3/2.5	1,521 (0%)	3mo	$284,900	$187	93
120 Debuys Rd	0.09mi	3/2.5	1,521 (0%)	4mo	$284,900	$187	92
2252 Beach Dr #701	0.16mi	2/2.0 (-1)	1,501 (-1%)	2mo	$269,911	$180	82
2230 Beach Dr #404	0.18mi	3/2.0	1,601 (+5%)	1mo	$449,000	$280	80
2230 Beach Dr #205	0.18mi	3/2.0	1,601 (+5%)	3mo	$354,000	$221	79
2252 Beach Dr #2502	0.16mi	3/2.0	1,691 (+11%)	3mo	$330,000	$195	70
2252 Beach Dr #2604	0.14mi	2/2.0 (-1)	1,356 (-11%)	2mo	$244,900	$181	67
2252 Beach Dr #2304	0.16mi	2/2.0 (-1)	1,356 (-11%)	1mo	$235,900	$174	67
2230 Beach Dr #606	0.18mi	2/2.0 (-1)	1,300 (-14%)	1mo	$374,900	$288	60
2230 Beach Dr #806	0.18mi	2/2.0 (-1)	1,300 (-14%)	3mo	$369,900	$285	58
2230 Beach Dr #1103	0.18mi	2/2.0 (-1)	1,300 (-14%)	4mo	$374,500	$288	57
2252 Beach Dr #604	0.20mi	2/2.0 (-1)	1,295 (-15%)	5mo	$239,000	$185	55

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: -25.0%
• Equity multiple: 0.17×
• Total profit: $-66,335
• Equity at exit: $42,681

10-year hold

• IRR: -33.1%
• Equity multiple: -0.25×
• Total profit: $-99,988
• Equity at exit: $24,750

Cash invested: $80,150 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 14 under contract
• Months of supply: 10.5 mo (10%/mo absorbed)
• Median asking: $392,500 ($275/sqft)
• Median days on market: 102 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: -31.5% vs 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: 9.5×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$1,501
• Tax est. 1.5%: −$358 /mo · $4,294/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-213

Break-even live

Break-even rent $2,504

Max offer price $255,487

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-114	+0% $-213	+5% $-312	+10% $-410
Rent	-10% $-389	-5% $-301	+0% $-213	+5% $-124	+10% $-36
Rate	-1.0pp $-68	-0.5pp $-140	base $-213	+0.5pp $-287	+1.0pp $-362

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: $71,562
• Closing costs: $8,587
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2252 Beach Dr Gulfport, MS	3.0	2.0	1691	$2,800	$1.66	92d	1	0.17mi
2230 Beach Dr Gulfport, MS	3.0	3.0	1852	$3,195	$1.73	92d	1	0.17mi
2228 Beach Dr Gulfport, MS	2.0	2.0	1279	$2,895	$2.26	70d	1	0.19mi
2228 Beach Dr #506 Gulfport, MS	2.0	2.0	1164	$2,995	$2.57	92d	1	0.19mi
2668 Beach Blvd Biloxi, MS	2.0	2.0	1392	$2,300	$1.65	92d	1	0.35mi
2668 Beach Blvd Biloxi, MS	3.0	3.0	1813	$2,900	$1.60	62d	1	0.35mi
248 Debuys Rd Biloxi, MS	1.0–2.0	1.0–2.0	979	$1,300	$1.33	62d	11	0.60mi
2610 Demaret Dr Gulfport, MS	4.0	1.5	1700	$1,995	$1.17	92d	1	0.68mi
2589 Santa Rosa Cv Biloxi, MS	3.0	2.0	1787	$2,500	$1.40	70d	1	0.84mi
2589 Santa Rosa Cv Biloxi, MS	3.0	2.0	1787	$2,500	$1.40	92d	1	0.84mi
2420 Demaret Dr Gulfport, MS	4.0	2.0	1600	$1,800	$1.12	92d	1	0.85mi
2620 Lejuene Dr Biloxi, MS	1.0–3.0	1.0–2.0	914	$1,575	$1.72	62d	9	0.98mi
2255 Switzer Rd Gulfport, MS	1.0–3.0	1.0–2.0	1072	$1,500	$1.40	62d	12	1.04mi
151 Grande View Dr Biloxi, MS	1.0–3.0	1.0–2.0	1268	$1,889	$1.49	62d	23	1.07mi
2795 Eula Rd Biloxi, MS	3.0	2.5	1550	$1,800	$1.16	62d	1	1.09mi
938 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,375	$1.07	70d	1	1.10mi
918 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,375	$1.06	92d	1	1.10mi
928 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,375	$1.06	92d	1	1.10mi
924 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,675	$1.04	92d	1	1.10mi
910 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,675	$1.04	92d	1	1.10mi
894 Jefferson Dr Gulfport, MS	3.0	2.5	1541	$1,675	$1.09	92d	1	1.10mi
936 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,375	$1.07	70d	1	1.10mi
258 Stennis Dr Biloxi, MS	2.0	1.0–2.0	1040	$1,245	$1.20	62d	1	1.23mi
2436 Beach Blvd Biloxi, MS	3.0	2.0	1260	$975	$0.77	93d	1	1.37mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	70d	1	1.44mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	92d	1	1.48mi

Listing history 50 events

1. 2026-08-08
   days on market $254,900 Active 139 DOM
2. 2026-08-07
   days on market $254,900 Active 138 DOM
3. 2026-08-06
   days on market $254,900 Active 137 DOM
4. 2026-08-05
   days on market $254,900 Active 136 DOM
5. 2026-08-04
   days on market $254,900 Active 135 DOM
6. 2026-08-03
   days on market $254,900 Active 134 DOM
7. 2026-07-31
   days on market $254,900 Active 131 DOM
8. 2026-07-30
   days on market $254,900 Active 130 DOM
9. 2026-07-29
   days on market $254,900 Active 129 DOM
10. 2026-07-27
    days on market $254,900 Active 127 DOM
11. 2026-07-25
    days on market $254,900 Active 125 DOM
12. 2026-07-24
    days on market $254,900 Active 124 DOM
13. 2026-07-23
    days on market $254,900 Active 123 DOM
14. 2026-07-22
    days on market $254,900 Active 122 DOM
15. 2026-07-21
    days on market $254,900 Active 121 DOM
16. 2026-07-18
    days on market $254,900 Active 118 DOM
17. 2026-07-16
    days on market $254,900 Active 116 DOM
18. 2026-07-16
    days on market $254,900 Active 115 DOM
19. 2026-07-14
    days on market $254,900 Active 114 DOM
20. 2026-07-13
    days on market $254,900 Active 113 DOM
21. 2026-07-12
    days on market $254,900 Active 112 DOM
22. 2026-07-11
    days on market $254,900 Active 111 DOM
23. 2026-07-10
    days on market $254,900 Active 110 DOM
24. 2026-07-09
    days on market $254,900 Active 109 DOM
25. 2026-07-08
    days on market $254,900 Active 108 DOM
26. 2026-07-07
    days on market $254,900 Active 107 DOM
27. 2026-07-06
    days on market $254,900 Active 106 DOM
28. 2026-07-05
    days on market $254,900 Active 105 DOM
29. 2026-07-04
    days on market $254,900 Active 104 DOM
30. 2026-07-03
    days on market $254,900 Active 103 DOM
31. 2026-07-02
    days on market $254,900 Active 102 DOM
32. 2026-07-01
    days on market $254,900 Active 101 DOM
33. 2026-06-30
    days on market $254,900 Active 100 DOM
34. 2026-06-29
    days on market $254,900 Active 99 DOM
35. 2026-06-28
    days on market $254,900 Active 98 DOM
36. 2026-06-28
    days on market $254,900 Active 97 DOM
37. 2026-06-27
    days on market $254,900 Active 96 DOM
38. 2026-06-25
    days on market $254,900 Active 94 DOM
39. 2026-06-23
    days on market $254,900 Active 92 DOM
40. 2026-06-21
    days on market $254,900 Active 91 DOM
41. 2026-06-18
    days on market $254,900 Active 88 DOM
42. 2026-06-17
    days on market $254,900 Active 87 DOM
43. 2026-06-16
    days on market $254,900 Active 86 DOM
44. 2026-06-15
    days on market $254,900 Active 85 DOM
45. 2026-06-14
    days on market $254,900 Active 83 DOM
46. 2026-06-13
    days on market $254,900 Active 82 DOM
47. 2026-06-09
    days on market $254,900 Active 79 DOM
48. 2026-06-08
    days on market $254,900 Active 78 DOM
49. 2026-06-07
    days on market $254,900 Active 77 DOM
50. 2026-06-05
    days on market $254,900 Active 74 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,819
• − Mortgage interest: −$16,034
• − Property taxes: −$4,294
• − Insurance: −$1,431
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$8,327
• Taxable loss: −$7,558
• Est. tax savings @ 24.0%: +$1,814
• After-tax cash flow: $-737/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 $7,605–$22,815 screening

This well-maintained townhouse in Biloxi, Mississippi, offers a good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Resale Replace countertops — Modernizes the kitchen and adds value ↑
• Resale Replace appliances — Modernizes the kitchen and adds 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 55/100

Zoned Schools

Elementary Popps Ferry Elementary School C MS #40/375 Nat'l #9,513/41,679 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

1 event — show timeline

• 2026-03-22 Listed $254,900 Zillow