1639 Anita Ct · Biloxi, MS 39531

$99,900

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 90 Days on market

Built 1930 0.35 ac lot $149/sqft · at area comps Est $156k · 36% under ↓ 10% since listing

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Why this score? — see what drove the B+ 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1930s Biloxi home has the kind of character you just don't find in newer construction. Located just minutes from shopping, dining, and Keesler Air Force Base, the location is hard to beat--whether you're looking for a primary home, a rental, or your next project, this home could be a real charmer. It got all new ductwork and HVAC in November with a 10-year warranty. Roof is only 4 years old, 6 month old gas oven! The home is being sold as-is, but for the right buyer, there's a great opportunity here to add your own touches and build equity over time. If you've been keeping an eye out for something with personality in a convenient location, this one is worth a look. This home will not qualify for VA or FHA financing. Cash or conventional only.

Key facts

• Hvac
• New ductwork
• Convenient location

Tags

• NEW DUCTWORK
• HVAC
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• Market conditions: Rents flat; 201 active listings in the ZIP; 7 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; 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 $691 of loan paydown is wiped out by about $3k 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 90 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.29% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.21%
• DSCR: 1.68
• GRM: 6.5

CMA / ARV

• ARV (median comp): $155,588
• List price: $99,900
• Delta: -35.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1664 Beach Blvd #110	0.64mi	1/1.0 (-1)	618 (-8%)	13mo	$137,900	$223	41

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,691
• Equity at exit: $14,895

10-year hold

• IRR: 9.2%
• Equity multiple: 1.61×
• Total profit: $17,086
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,287 high
• Mortgage (P&I): −$524
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $355

Break-even live

Break-even rent $838

Max offer price $99,900

Occupancy floor 67%

Sensitivity live

Price	-10% $411	-5% $383	+0% $355	+5% $326	+10% $298
Rent	-10% $253	-5% $304	+0% $355	+5% $405	+10% $456
Rate	-1.0pp $405	-0.5pp $380	base $355	+0.5pp $329	+1.0pp $302

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
245 Mc Donnell Ave Unit E-131 Biloxi, MS	2.0	1.0	745	$995	$1.34	44d	1	0.58mi
245 Mc Donnell Ave Unit G-147 Biloxi, MS	1.0	1.0	608	$1,500	$2.47	21d	1	0.58mi
245 Mc Donnell Ave Unit I-164 Biloxi, MS	2.0	1.0	745	$1,195	$1.60	44d	1	0.58mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$2,100	$2.62	14d	2	0.62mi
1667 Irish Hill Dr Biloxi, MS	1.0–2.0	1.0–1.5	862	$1,049	$1.22	14d	1	0.65mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	44d	1	0.82mi
1910 Southern Ave Biloxi, MS	1.0–2.0	1.0–1.5	725	$1,200	$1.66	14d	2	1.08mi

Listing history 19 events

1. 2026-06-18
   days on market $99,900 Active 90 DOM
2. 2026-06-17
   days on market $99,900 Active 89 DOM
3. 2026-06-16
   days on market $99,900 Active 88 DOM
4. 2026-06-15
   days on market $99,900 Active 87 DOM
5. 2026-06-14
   days on market $99,900 Active 85 DOM
6. 2026-06-13
   days on market $99,900 Active 84 DOM
7. 2026-06-09
   days on market $99,900 Active 81 DOM
8. 2026-06-08
   days on market $99,900 Active 80 DOM
9. 2026-06-07
   days on market $99,900 Active 79 DOM
10. 2026-06-05
    pricedays on market $99,900 Active 76 DOM
11. 2026-06-03
    days on market $130,000 Active 75 DOM
12. 2026-06-02
    days on market $130,000 Active 74 DOM
13. 2026-06-01
    days on market $130,000 Active 73 DOM
14. 2026-05-31
    days on market $130,000 Active 72 DOM
15. 2026-05-30
    days on market $130,000 Active 71 DOM
16. 2026-05-06
    price $130,000 761-char remark

    Show marketing remark (761 chars)

    This 1930s Biloxi home has the kind of character you just don't find in newer construction. Located just minutes from shopping, dining, and Keesler Air Force Base, the location is hard to beat--whether you're looking for a primary home, a rental, or your next project, this home could be a real charmer. It got all new ductwork and HVAC in November with a 10-year warranty. Roof is only 4 years old, 6 month old gas oven! The home is being sold as-is, but for the right buyer, there's a great opportunity here to add your own touches and build equity over time. If you've been keeping an eye out for something with personality in a convenient location, this one is worth a look. This home will not qualify for VA or FHA financing. Cash or conventional only.

17. 2026-03-20
    listed $145,000 Active 761-char remark

    Show marketing remark (761 chars)

    This 1930s Biloxi home has the kind of character you just don't find in newer construction. Located just minutes from shopping, dining, and Keesler Air Force Base, the location is hard to beat--whether you're looking for a primary home, a rental, or your next project, this home could be a real charmer. It got all new ductwork and HVAC in November with a 10-year warranty. Roof is only 4 years old, 6 month old gas oven! The home is being sold as-is, but for the right buyer, there's a great opportunity here to add your own touches and build equity over time. If you've been keeping an eye out for something with personality in a convenient location, this one is worth a look. This home will not qualify for VA or FHA financing. Cash or conventional only.

18. 2016-06-24
    soldstatus
19. 2015-04-20
    soldstatus

ⓘ 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: $1,155 · $96/mo
• Projected year-2 tax: $1,155 · $96/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 22 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: $15,439
• − Mortgage interest: −$5,596
• − Property taxes: −$1,155
• − Insurance: −$500
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,906
• Taxable income: $2,812
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $3,581/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.

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

-10.3% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $130,000 MLSU
• 2026-03-20 Listed $145,000 MLSU
• 2016-06-24 Sold (Public Records) — Public Records
• 2015-04-20 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,155 · +3.8% YoY. Source: county tax records.