251 Rue Petit Bois · Biloxi, MS 39531

$206,000

3 bd · 1.5 ba · 1,995 sqft · SingleFamily public records · 12 Days on market

Built 1987 0.30 ac lot $103/sqft · 27% below area Est $297k · 31% under

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Why this score? — see what drove the C+ 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.1/10.0
• 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

Tucked away in a desirable coastal setting, this beautiful home at 251 Rue Petit Bois in Biloxi offers the perfect blend of comfort, convenience, and Gulf Coast charm. Featuring a well-designed layout, the home provides spacious living areas filled with natural light, a functional kitchen ideal for everyday living or entertaining, and generously sized bedrooms that offer both comfort and privacy. The property showcases thoughtful details throughout, creating a warm and inviting atmosphere from the moment you step inside. Outside, you'll find a yard with plenty of potential for relaxing, gardening, or hosting gatherings. Conveniently located near local dining, shopping, entertainment, and ju

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1987

Property features AI

Exterior

• Parking: 2-car garage; Concrete parking surfaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single family residence (house); Two levels; Estimated living area around 2,100; Move-in ready
• Construction: Stucco construction; Shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Patio (screened); Private yard; Backyard fencing; Other exterior features

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Central heating; Fireplace heating; Central air conditioning
• Interior features: Living room fireplace; Move-in ready condition
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $206k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $206k).
• Cap rate 7.9% 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; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $2,072/mo this rent would consume 46% of the median local household income ($54k/yr) (locally 1110% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.01% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (median comp): $296,661
• List price: $206,000
• Delta: -30.56%
• 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
2593 Audubon Pl	0.06mi	3/2.0	2,000 (+0%)	2mo	$280,000	$140	94
2588 Rue Palafox	0.17mi	3/2.0	2,070 (+4%)	1mo	$295,000	$143	83
2621 Rue Palafox	0.06mi	3/2.5	1,918 (-4%)	14mo	$255,000	$133	76
2610 Rue Palafox	0.10mi	3/2.0	1,740 (-13%)	2mo	$268,500	$154	71
350 Oakridge Cir	0.48mi	3/2.0	1,959 (-2%)	2mo	$290,000	$148	71
2559 Rue Palafox	0.30mi	3/2.0	1,760 (-12%)	3mo	$299,900	$170	62
2531 Brighton Cir	0.41mi	3/2.0	1,892 (-5%)	11mo	$272,000	$144	61
2530 Brighton Cir	0.43mi	3/2.0	1,852 (-7%)	9mo	$159,000	$86	58
112 Edgewater Dr	0.56mi	3/2.5	1,809 (-9%)	2mo	$619,900	$343	53
135 Pine Grove Ave	0.69mi	3/2.0	1,760 (-12%)	3mo	$249,900	$142	44
2509 Randall Dr	0.55mi	3/2.0	1,700 (-15%)	8mo	$264,900	$156	40
142 Pine Grove Ave	0.69mi	3/2.0	1,724 (-14%)	10mo	$278,000	$161	35

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: -10.6%
• Equity multiple: 0.63×
• Total profit: $-21,629
• Equity at exit: $30,715

10-year hold

• IRR: -5.9%
• Equity multiple: 0.67×
• Total profit: $-19,142
• Equity at exit: $17,811

Cash invested: $57,680 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$1,080
• Tax from tax record: −$192 /mo · $2,305/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $278

Break-even live

Break-even rent $1,719

Max offer price $206,000

Occupancy floor 82%

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: $51,500
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2589 Santa Rosa Cv Biloxi, MS	3.0	2.0	1787	$2,500	$1.40	44d	1	0.11mi
2589 Santa Rosa Cv Biloxi, MS	3.0	2.0	1787	$2,500	$1.40	21d	1	0.11mi
151 Grande View Dr Biloxi, MS	1.0–3.0	1.0–2.0	1268	$1,889	$1.49	13d	23	0.40mi
2668 Beach Blvd Biloxi, MS	3.0	3.0	1813	$2,900	$1.60	13d	1	0.69mi
2668 Beach Blvd Biloxi, MS	2.0	2.0	1392	$2,300	$1.65	44d	1	0.69mi
2436 Beach Blvd Biloxi, MS	3.0	2.0	1260	$975	$0.77	44d	1	0.75mi
2508 Shady Ln Biloxi, MS	3.0	2.0	1431	$2,100	$1.47	44d	1	0.81mi
2795 Eula Rd Biloxi, MS	3.0	2.5	1550	$1,800	$1.16	13d	1	0.86mi
894 Jefferson Dr Gulfport, MS	3.0	2.5	1541	$1,675	$1.09	44d	1	0.90mi
910 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,675	$1.04	44d	1	0.90mi
924 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,675	$1.04	44d	1	0.90mi
928 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,375	$1.06	44d	1	0.90mi
918 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,375	$1.06	44d	1	0.90mi
938 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,375	$1.07	21d	1	0.90mi
936 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,375	$1.07	21d	1	0.90mi
2255 Switzer Rd Gulfport, MS	1.0–3.0	1.0–2.0	1072	$1,500	$1.40	13d	12	0.96mi
2252 Beach Dr Gulfport, MS	3.0	2.0	1691	$2,800	$1.66	44d	1	0.96mi
2387 Trafalgar Dr Biloxi, MS	3.0	2.0	1375	$1,700	$1.24	21d	1	1.01mi
2230 Beach Dr Gulfport, MS	3.0	3.0	1852	$3,195	$1.73	44d	1	1.03mi
2610 Demaret Dr Gulfport, MS	4.0	1.5	1700	$1,995	$1.17	44d	1	1.04mi
2228 Beach Dr Gulfport, MS	2.0	2.0	1279	$2,895	$2.26	21d	1	1.04mi
2386 Merlin Cv Biloxi, MS	3.0	2.0	1500	$1,600	$1.07	13d	1	1.17mi
390 Bertucci Blvd Biloxi, MS	3.0	2.0	1358	$1,800	$1.33	44d	1	1.18mi
2420 Demaret Dr Gulfport, MS	4.0	2.0	1600	$1,800	$1.12	44d	1	1.30mi
495 Popps Ferry Rd Biloxi, MS	2.0	1.5–2.5	1455	$1,850	$1.27	44d	2	1.33mi
495 Popps Ferry Rd #77 Biloxi, MS	2.0	2.5	1524	$2,000	$1.31	21d	1	1.37mi
2611 Heidi LN Biloxi, MS	3.0	2.5	1550	$1,775	$1.15	21d	1	1.43mi

Listing history 31 events

1. 2026-06-18
   days on market $206,000 Active 12 DOM
2. 2026-06-17
   days on market $206,000 Active 11 DOM
3. 2026-06-16
   days on market $206,000 Active 10 DOM
4. 2026-06-15
   days on market $206,000 Active 9 DOM
5. 2026-06-14
   days on market $206,000 Active 7 DOM
6. 2026-06-13
   pricedays on market $206,000 Active 6 DOM
7. 2026-06-09
   days on market $210,000 Active 3 DOM
8. 2026-06-09
   statusdays on market $210,000 Active 2 DOM
9. 2026-05-08
   historical
10. 2026-05-05
    listed $210,000 Active
11. 2026-03-24
    soldstatus $210,000
12. 2025-10-03
    historical
13. 2025-09-11
    price $220,000
14. 2025-08-07
    price $235,000
15. 2025-07-08
    price $259,900
16. 2025-05-26
    price $290,000
17. 2025-04-20
    price $300,000
18. 2025-03-22
    listed $320,000 Active
19. 2025-02-03
    historical
20. 2024-11-19
    price $259,000
21. 2024-10-23
    listed $273,000 Active
22. 2021-10-01
    historical
23. 2021-09-22
    historical
24. 2021-09-15
    historical
25. 2018-09-25
    soldstatus $132,500
26. 2018-09-19
    soldstatus
27. 2018-06-01
    listed $144,900
28. 2015-09-03
    listed $149,500
29. 2014-10-06
    soldstatus $115,000
30. 2013-08-02
    listed $185,000
31. 2013-02-10
    listed $187,500

ⓘ 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: $2,305 · $192/mo
• Projected year-2 tax: $2,305 · $192/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,861
• − Mortgage interest: −$11,539
• − Property taxes: −$2,305
• − Insurance: −$1,030
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$5,993
• Taxable income: $16
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $3,337/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

+9.9% since first listed

25 events — show timeline

• 2026-06-11 Price Changed $206,000 MLSU
• 2026-06-08 Relisted — MLSU
• 2026-05-08 Listing Removed — MLSU
• 2026-05-05 Listed $210,000 MLSU
• 2026-03-24 Sold (Public Records) $210,000 Public Records
• 2025-10-03 Listing Removed — MLSU
• 2025-09-11 Price Changed $220,000 MLSU
• 2025-08-07 Price Changed $235,000 MLSU
• 2025-07-08 Price Changed $259,900 MLSU
• 2025-05-26 Price Changed $290,000 MLSU
• 2025-04-20 Price Changed $300,000 MLSU
• 2025-03-22 Listed $320,000 MLSU
• 2025-02-03 Listing Removed — MLSU
• 2024-11-19 Price Changed $259,000 MLSU
• 2024-10-23 Listed $273,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-09-22 Listing Removed — MLSU
• 2021-09-15 Listing Removed — MLSU
• 2018-09-25 Sold (Public Records) $132,500 Public Records
• 2018-09-19 Sold (MLS) — MLSU
• 2018-06-01 Listed $144,900 MLSU
• 2015-09-03 Listed $149,500 MLSU
• 2014-10-06 Sold (Public Records) $115,000 Public Records
• 2013-08-02 Listed $185,000 MLSU
• 2013-02-10 Listed $187,500 MLSU

Property tax history

+0.0%/yr

Latest (2025): $2,305 · +100.0% YoY. Source: county tax records.