1639 Anita Ct · Biloxi, MS 39531

$99,500

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 65 Days on market

Built 1930 Fair condition 0.35 ac lot $148/sqft · at area comps Est $156k · 36% under ↓ 21% 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.3/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors and renovators! This 2 bedroom, 1 bath home offers an incredible opportunity to transform a property with endless potential. Whether you're looking to add your next rental to your investment portfolio or take on your next fix-and-flip project, this property is ready for your vision. Conveniently located in the heart of the MS Gulf Coast, you'll be just minutes from Keesler Air Force Base, beaches, shopping, dining, entertainment, and everything the Coast has to offer. The home is in need of repair and is being sold AS IS. The seller will make no repairs and is inviting all offers.

Key facts

• Near dining
• Near shopping
• Near beaches

Tags

• HEART OF THE MS GULF COAST
• NEAR BEACHES
• NEAR SHOPPING
• NEAR DINING
• NEAR ENTERTAINMENT

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $308 ($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 10.0% vs local median 3.9% 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: 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; 331 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $688 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 65 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — 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. 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: 1.23% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.27%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (median comp): $156,320
• List price: $99,500
• Delta: -36.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
340 Stone Cir	0.99mi	2/1.0	725 (+8%)	3mo	$110,000	$152	50
179 Summer Pl	0.92mi	2/1.0	739 (+10%)	3mo	$175,900	$238	46
321 Hiller Dr	0.90mi	2/1.0	742 (+10%)	7mo	$75,000	$101	42
324 West Dr	1.03mi	2/1.0	780 (+16%)	1mo	$129,000	$165	39
324 West Dr	1.03mi	2/1.0	780 (+16%)	2mo	$129,500	$166	38
1664 Beach Blvd #110	0.64mi	1/1.0 (-1)	618 (-8%)	18mo	$137,900	$223	37

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-30
• Equity at exit: $14,836

10-year hold

• IRR: 6.4%
• Equity multiple: 1.42×
• Total profit: $11,587
• Equity at exit: $8,603

Cash invested: $27,860 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $98,250 ($133/sqft)
• Median days on market: 110 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +75.1% 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: 331
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,225 high
• Mortgage (P&I): −$522
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $308

Break-even live

Break-even rent $835

Max offer price $99,500

Occupancy floor 70%

Sensitivity live

Price	-10% $364	-5% $336	+0% $308	+5% $280	+10% $252
Rent	-10% $211	-5% $260	+0% $308	+5% $356	+10% $405
Rate	-1.0pp $358	-0.5pp $333	base $308	+0.5pp $282	+1.0pp $256

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: $24,875
• Closing costs: $2,985
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1702 Stevens St Biloxi, MS	1.0	1.0	700	$700	$1.00	10d	1	0.43mi
1702 Stevens St Biloxi, MS	1.0	1.0	700	$700	$1.00	44d	1	0.43mi
245 Mc Donnell Ave Unit E-131 Biloxi, MS	2.0	1.0	745	$995	$1.34	184d	1	0.58mi
245 Mc Donnell Ave Unit I-164 Biloxi, MS	2.0	1.0	745	$2,000	$2.68	10d	1	0.58mi
245 Mc Donnell Ave Unit G-147 Biloxi, MS	1.0	1.0	608	$1,500	$2.47	162d	1	0.58mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	667	$1,550	$2.32	0d	4	0.62mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$2,100	$2.62	154d	2	0.62mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$1,550	$1.93	51d	2	0.62mi
245 Mc Donnell Ave Unit F-237 Biloxi, MS	2.0	1.0	745	$995	$1.34	10d	1	0.63mi
245 Mc Donnell Ave Unit B-209 Biloxi, MS	1.0	1.0	608	$895	$1.47	10d	1	0.63mi
1664 Beach Blvd #1 Biloxi, MS	1.0	1.0	618	$1,700	$2.75	10d	1	0.64mi
245 McDonnell Ave Biloxi, MS	2.0	1.0	744	$1,350	$1.81	14d	2	0.64mi
1667 Irish Hill Dr Biloxi, MS	1.0–2.0	1.0–1.5	862	$1,100	$1.28	0d	1	0.65mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	184d	1	0.82mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	10d	1	0.82mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	0d	1	0.82mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	2d	1	0.82mi
340 Stone Cir Biloxi, MS	2.0	1.0	725	$1,000	$1.38	29d	1	1.00mi
1910 Southern Ave Apt S1 Biloxi, MS	1.0–2.0	1.0–1.5	725	$1,165	$1.61	10d	2	1.08mi
131 Althea St Biloxi, MS	2.0	1.0	667	$1,300	$1.95	0d	1	1.17mi

Property features AI

Finance

• Other: Lot approximately 0.35 acre (city lot)
• HOA & community: Near entertainmentNear beach

Exterior

• Parking: See remarks for parking details
• Utilities: Public waterPublic sewerCable availableElectricity connectedWater connectedSewer connected
• Home design: Single family residence, one storyHouse with siding exteriorEntry level: OneFixer condition
• Construction: Metal roofPillar/post/pier foundationBuilt with siding
• Exterior features: Private yardBack yard fencingChain link fenceShed(s) and storage

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Appliances listed in remarks

Listing history 50 events

1. 2026-11-08
   days on market $99,500 Active 65 DOM
2. 2026-11-07
   days on market $99,500 Active 64 DOM
3. 2026-11-06
   days on market $99,500 Active 63 DOM
4. 2026-11-05
   days on market $99,500 Active 62 DOM
5. 2026-11-04
   days on market $99,500 Active 61 DOM
6. 2026-11-02
   days on market $99,500 Active 59 DOM
7. 2026-11-01
   days on market $99,500 Active 58 DOM
8. 2026-10-31
   days on market $99,500 Active 57 DOM
9. 2026-10-30
   days on market $99,500 Active 56 DOM
10. 2026-10-29
    days on market $99,500 Active 55 DOM
11. 2026-10-28
    days on market $99,500 Active 54 DOM
12. 2026-10-27
    days on market $99,500 Active 53 DOM
13. 2026-10-26
    days on market $99,500 Active 52 DOM
14. 2026-10-25
    days on market $99,500 Active 51 DOM
15. 2026-10-24
    days on market $99,500 Active 50 DOM
16. 2026-10-23
    days on market $99,500 Active 49 DOM
17. 2026-10-22
    days on market $99,500 Active 48 DOM
18. 2026-10-21
    days on market $99,500 Active 47 DOM
19. 2026-10-20
    days on market $99,500 Active 46 DOM
20. 2026-10-19
    days on market $99,500 Active 45 DOM
21. 2026-10-18
    days on market $99,500 Active 44 DOM
22. 2026-10-17
    days on market $99,500 Active 43 DOM
23. 2026-10-16
    days on market $99,500 Active 42 DOM
24. 2026-10-15
    days on market $99,500 Active 41 DOM
25. 2026-10-14
    days on market $99,500 Active 40 DOM
26. 2026-10-13
    days on market $99,500 Active 39 DOM
27. 2026-10-13
    price $99,500 Active 38 DOM
28. 2026-10-12
    days on market $115,000 Active 38 DOM
29. 2026-10-11
    days on market $115,000 Active 37 DOM
30. 2026-10-10
    days on market $115,000 Active 36 DOM
31. 2026-10-09
    days on market $115,000 Active 35 DOM
32. 2026-10-08
    days on market $115,000 Active 34 DOM
33. 2026-10-07
    days on market $115,000 Active 33 DOM
34. 2026-10-06
    days on market $115,000 Active 32 DOM
35. 2026-10-05
    days on market $115,000 Active 31 DOM
36. 2026-10-04
    days on market $115,000 Active 30 DOM
37. 2026-10-03
    days on market $115,000 Active 29 DOM
38. 2026-10-02
    days on market $115,000 Active 28 DOM
39. 2026-10-01
    days on market $115,000 Active 27 DOM
40. 2026-09-30
    days on market $115,000 Active 26 DOM
41. 2026-09-29
    days on market $115,000 Active 25 DOM
42. 2026-09-28
    days on market $115,000 Active 24 DOM
43. 2026-09-27
    days on market $115,000 Active 23 DOM
44. 2026-09-26
    days on market $115,000 Active 22 DOM
45. 2026-09-25
    days on market $115,000 Active 21 DOM
46. 2026-09-24
    days on market $115,000 Active 20 DOM
47. 2026-09-24
    days on market $115,000 Active 19 DOM
48. 2026-09-22
    days on market $115,000 Active 18 DOM
49. 2026-09-21
    days on market $115,000 Active 17 DOM
50. 2026-09-20
    days on market $115,000 Active 16 DOM

ⓘ 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 3/10 Moderate
• 🌡 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: $14,698
• − Mortgage interest: −$5,574
• − Property taxes: −$1,155
• − Insurance: −$498
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$2,895
• Taxable income: $2,226
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $3,163/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $16,800–$30,240 screening

This 1930s Biloxi home has potential for significant value increase with moderate renovations. The kitchen and bathroom need major updates, while exterior painting and landscaping can improve curb appeal.

Deferred maintenance Est. $70,000–$210,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No roof visible
• Major Hvac (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No HVAC visible
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No windows visible
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No electrical panel visible
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No plumbing visible
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No exterior visible
• Major Other (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No other components visible

Repairs flagged

• Major Kitchen cabinets — Old cabinets need replacement for a modern look
• Major Bathroom fixtures — No modern fixtures, needs a complete bathroom renovation
• Moderate Exterior siding — Weathered and peeling, needs repainting or replacement
• Major Interior walls — Paint is peeling and uneven, needs repainting

Value-add opportunities

• Both Kitchen renovation — Modern kitchen with updated appliances and cabinets can significantly increase both resale and rental value ↑
• Both Bathroom renovation — Up-to-date bathroom with modern fixtures and finishes can also boost both resale and rental value ↑
• Both Exterior painting and landscaping — Fresh paint and landscaping can improve curb appeal and attract more buyers/renters ↑

ⓘ Rehab cost is a screening estimate — Moderate 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%
• 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

Property features AI

Finance

• Other: Lot approximately 0.35 acre (city lot)
• HOA & community: Near entertainmentNear beach

Exterior

• Parking: See remarks for parking details
• Utilities: Public waterPublic sewerCable availableElectricity connectedWater connectedSewer connected
• Home design: Single family residence, one storyHouse with siding exteriorEntry level: OneFixer condition
• Construction: Metal roofPillar/post/pier foundationBuilt with siding
• Exterior features: Private yardBack yard fencingChain link fenceShed(s) and storage

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Appliances listed in remarks

Price history

-20.7% since first listed

7 events — show timeline

• 2026-09-04 Listed $115,000 MLSU
• 2026-06-19 Listing Removed — MLSU
• 2026-06-04 Price Changed $99,900 MLSU
• 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.