The Palm Interior Plan · Biloxi, MS 39531

$254,900

3 bd · 2.5 ba · 1,521 sqft · Townhouse · 186 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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• 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 — $286,110.

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 $-325 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (18.0% below list).
• Recommended offer: $209k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.9% in Biloxi — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 302 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 41% 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 $2,091/mo this rent would consume 46% 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 186 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Recommended offer $209,142 (18.0% 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 186 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.73% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.87%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $286,110
• List price: $254,900
• Delta: -10.91%
• 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
152 Debuys Rd	0.00mi	3/2.5	1,521 (0%)	1mo	$274,900	$181	99
2252 Beach Dr #701	0.16mi	2/2.0 (-1)	1,501 (-1%)	3mo	$269,911	$180	81
2230 Beach Dr Unit P1304	0.18mi	3/2.0	1,601 (+5%)	1mo	$434,900	$272	80
2230 Beach Dr #404	0.18mi	3/2.0	1,601 (+5%)	3mo	$449,000	$280	79
2230 Beach Dr #205	0.18mi	3/2.0	1,601 (+5%)	4mo	$354,000	$221	78
2252 Beach Dr #1301	0.14mi	3/2.0	1,691 (+11%)	1mo	$274,900	$163	72
2252 Beach Dr #206	0.14mi	2/2.0 (-1)	1,657 (+9%)	1mo	$270,000	$163	71
2252 Beach Dr #2502	0.16mi	3/2.0	1,691 (+11%)	4mo	$330,000	$195	68
2252 Beach Dr #2604	0.14mi	2/2.0 (-1)	1,356 (-11%)	3mo	$244,900	$181	66
2252 Beach Dr #2304	0.16mi	2/2.0 (-1)	1,356 (-11%)	2mo	$235,900	$174	66
2230 Beach Dr Unit P103	0.18mi	2/2.0 (-1)	1,300 (-14%)	1mo	$369,900	$285	60
2230 Beach Dr #606	0.18mi	2/2.0 (-1)	1,300 (-14%)	2mo	$374,900	$288	59

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: -27.9%
• Equity multiple: 0.09×
• Total profit: $-73,061
• Equity at exit: $42,660

10-year hold

• IRR: -42.6%
• Equity multiple: -0.42×
• Total profit: $-113,473
• Equity at exit: $24,738

Cash invested: $80,111 (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: 31 active · 21 under contract
• Months of supply: 7.4 mo (13%/mo absorbed)
• Median asking: $415,000 ($260/sqft)
• Median days on market: 149 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -27.6% 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: 302
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$1,500
• Tax est. 1.5%: −$358 /mo · $4,292/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-325

Break-even live

Break-even rent $2,503

Max offer price $239,080

Occupancy floor —

Sensitivity live

Price	-10% $-127	-5% $-226	+0% $-325	+5% $-424	+10% $-523
Rent	-10% $-490	-5% $-408	+0% $-325	+5% $-242	+10% $-160
Rate	-1.0pp $-181	-0.5pp $-252	base $-325	+0.5pp $-399	+1.0pp $-475

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: $71,528
• Closing costs: $8,583
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Debuys Rd Biloxi, MS	3.0	2.5	1521	$1,950	$1.28	6d	1	0.02mi
2252 Beach Dr Gulfport, MS	3.0	2.0	1691	$2,800	$1.66	139d	1	0.17mi
2230 Beach Dr Gulfport, MS	3.0	3.0	1852	$3,195	$1.73	139d	1	0.17mi
2228 Beach Dr Gulfport, MS	2.0	2.0	1279	$2,895	$2.26	116d	1	0.19mi
2228 Beach Dr #506 Gulfport, MS	2.0	2.0	1164	$2,995	$2.57	139d	1	0.19mi
2228 Beach Dr Gulfport, MS	2.0	2.0	1279	$2,895	$2.26	6d	1	0.23mi
2668 Beach Blvd Biloxi, MS	3.0	3.0	1813	$2,900	$1.60	109d	1	0.35mi
2668 Beach Blvd Biloxi, MS	2.0	2.0	1392	$2,300	$1.65	139d	1	0.35mi
248 Debuys Rd Biloxi, MS	1.0–3.0	1.0–2.0	1133	$1,520	$1.34	0d	12	0.60mi
2617 Palmer Dr Gulfport, MS	3.0	2.0	1600	$2,000	$1.25	6d	1	0.63mi
2610 Demaret Dr Gulfport, MS	4.0	1.5	1700	$1,995	$1.17	139d	1	0.68mi
2589 Santa Rosa Cv Biloxi, MS	3.0	2.0	1787	$2,500	$1.40	139d	1	0.84mi
2589 Santa Rosa Cv Biloxi, MS	3.0	2.0	1787	$2,500	$1.40	6d	1	0.84mi
2420 Demaret Dr Gulfport, MS	4.0	2.0	1600	$1,800	$1.12	139d	1	0.85mi
31 Grand Lido Gulfport, MS	3.0	2.0	1050	$1,300	$1.24	6d	1	0.91mi
2620 Lejuene Dr Biloxi, MS	1.0–3.0	1.0–2.0	914	$1,625	$1.78	0d	18	0.98mi
151 Grande View Dr Biloxi, MS	1.0–3.0	1.0–2.0	1268	$1,860	$1.47	0d	31	1.07mi
2215 Odonnell Blvd Gulfport, MS	3.0	1.5	1590	$1,625	$1.02	6d	1	1.08mi
2795 Eula Rd Biloxi, MS	3.0	2.5	1550	$1,725	$1.11	5d	1	1.09mi
2795 Eula Rd Biloxi, MS	3.0	2.5	1550	$1,800	$1.16	109d	1	1.09mi
936 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,275	$0.99	6d	1	1.10mi
918 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,275	$0.98	6d	1	1.10mi
940 Jefferson Dr Gulfport, MS	3.0	2.5	1584	$1,575	$0.99	6d	1	1.10mi
894 Jefferson Dr Gulfport, MS	3.0	2.5	1541	$1,575	$1.02	6d	1	1.10mi
928 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,375	$1.06	139d	1	1.10mi
950 Jefferson Dr Gulfport, MS	3.0	3.0	1613	$1,500	$0.93	5d	1	1.10mi
938 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,275	$0.99	6d	1	1.10mi
924 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,575	$0.98	6d	1	1.10mi
910 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,575	$0.98	6d	1	1.10mi
258 Stennis Dr Biloxi, MS	2.0	1.0–2.0	1040	$1,245	$1.20	0d	1	1.23mi
2436 Beach Blvd Biloxi, MS	3.0	2.0	1260	$975	$0.77	6d	1	1.37mi
2436 Beach Blvd Biloxi, MS	3.0	2.0	1260	$975	$0.77	140d	1	1.37mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	116d	1	1.44mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	139d	1	1.48mi

Listing history 50 events

1. 2026-09-24
   days on market $254,900 Active 186 DOM
2. 2026-09-24
   days on market $254,900 Active 185 DOM
3. 2026-09-22
   days on market $254,900 Active 184 DOM
4. 2026-09-21
   days on market $254,900 Active 183 DOM
5. 2026-09-20
   days on market $254,900 Active 182 DOM
6. 2026-09-19
   days on market $254,900 Active 181 DOM
7. 2026-09-18
   days on market $254,900 Active 180 DOM
8. 2026-09-17
   days on market $254,900 Active 179 DOM
9. 2026-09-16
   days on market $254,900 Active 178 DOM
10. 2026-09-15
    days on market $254,900 Active 177 DOM
11. 2026-09-14
    days on market $254,900 Active 176 DOM
12. 2026-09-13
    days on market $254,900 Active 175 DOM
13. 2026-09-12
    days on market $254,900 Active 174 DOM
14. 2026-09-11
    days on market $254,900 Active 173 DOM
15. 2026-09-05
    days on market $254,900 Active 167 DOM
16. 2026-09-04
    days on market $254,900 Active 166 DOM
17. 2026-09-03
    days on market $254,900 Active 165 DOM
18. 2026-08-31
    days on market $254,900 Active 162 DOM
19. 2026-08-30
    days on market $254,900 Active 161 DOM
20. 2026-08-29
    days on market $254,900 Active 160 DOM
21. 2026-08-28
    days on market $254,900 Active 159 DOM
22. 2026-08-27
    days on market $254,900 Active 158 DOM
23. 2026-08-26
    days on market $254,900 Active 157 DOM
24. 2026-08-25
    days on market $254,900 Active 156 DOM
25. 2026-08-24
    days on market $254,900 Active 155 DOM
26. 2026-08-23
    days on market $254,900 Active 154 DOM
27. 2026-08-22
    days on market $254,900 Active 153 DOM
28. 2026-08-21
    days on market $254,900 Active 152 DOM
29. 2026-08-20
    days on market $254,900 Active 151 DOM
30. 2026-08-19
    days on market $254,900 Active 150 DOM
31. 2026-08-18
    days on market $254,900 Active 149 DOM
32. 2026-08-17
    days on market $254,900 Active 148 DOM
33. 2026-08-16
    days on market $254,900 Active 147 DOM
34. 2026-08-15
    days on market $254,900 Active 146 DOM
35. 2026-08-14
    days on market $254,900 Active 145 DOM
36. 2026-08-13
    days on market $254,900 Active 144 DOM
37. 2026-08-12
    days on market $254,900 Active 143 DOM
38. 2026-08-11
    days on market $254,900 Active 142 DOM
39. 2026-08-10
    days on market $254,900 Active 141 DOM
40. 2026-08-09
    days on market $254,900 Active 140 DOM
41. 2026-08-08
    days on market $254,900 Active 139 DOM
42. 2026-08-07
    days on market $254,900 Active 138 DOM
43. 2026-08-06
    days on market $254,900 Active 137 DOM
44. 2026-08-05
    days on market $254,900 Active 136 DOM
45. 2026-08-04
    days on market $254,900 Active 135 DOM
46. 2026-08-03
    days on market $254,900 Active 134 DOM
47. 2026-07-31
    days on market $254,900 Active 131 DOM
48. 2026-07-30
    days on market $254,900 Active 130 DOM
49. 2026-07-29
    days on market $254,900 Active 129 DOM
50. 2026-07-27
    days on market $254,900 Active 127 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: $25,097
• − Mortgage interest: −$16,027
• − Property taxes: −$4,292
• − Insurance: −$1,431
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$8,323
• Taxable loss: −$8,990
• Est. tax savings @ 24.0%: +$2,158
• After-tax cash flow: $-1,742/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