1664 Beach Blvd #133 · Biloxi, MS 39531

$148,900

2 bd · 1.0 ba · 985 sqft · SingleFamily public records · 216 Days on market

Built 1967 Average condition $151/sqft · 45% below area Est $269k · 45% under ↓ 28% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 story townhome. Bedrooms and full bath on 2nd. floor. Gated community, 2 pools and fitness center. Walking distance to Beach and restaurants. On bus line, 3 miles to casinos and shopping mall.

Key facts

• Gated community
• Fitness center
• 2 pools

Tags

• GATED COMMUNITY
• 2 POOLS
• FITNESS CENTER
• WALKING DISTANCE TO BEACH
• ON BUS LINE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 302 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 48% 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).
• This rent runs 38% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 216 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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.
• Current owner paid $62k; list at $149k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $131,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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: 1.15% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (median comp): $269,397
• List price: $148,900
• Delta: -44.73%
• 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
159 Clower St	0.18mi	3/1.0 (+1)	950 (-4%)	0mo	$110,000	$116	80
105 Coral Breeze Dr	0.02mi	3/1.5 (+1)	1,000 (+2%)	15mo	$267,990	$268	77
163 Clower St	0.18mi	3/1.0 (+1)	950 (-4%)	6mo	$199,000	$209	76
140 Coral Breeze Dr	0.12mi	3/1.5 (+1)	1,030 (+5%)	12mo	$269,990	$262	70
141 Coral Breeze Dr	0.12mi	3/1.5 (+1)	1,030 (+5%)	12mo	$269,990	$262	70
142 Coral Breeze Dr	0.12mi	3/1.5 (+1)	1,030 (+5%)	13mo	$268,990	$261	69
343 Saint Mary Blvd	0.68mi	2/1.5	1,000 (+2%)	1mo	$123,000	$123	62
236 Dewey Cir	0.41mi	2/2.0	930 (-6%)	7mo	$159,000	$171	62
171 Clower St	0.18mi	3/2.0 (+1)	1,112 (+13%)	2mo	$219,000	$197	60
1695 Wiltshire Blvd	0.75mi	2/1.0	885 (-10%)	1mo	$60,000	$68	47
153 Saint Peter St	0.66mi	2/2.0	1,132 (+15%)	2mo	$149,000	$132	39
1486 Miller St	0.64mi	3/1.0 (+1)	877 (-11%)	10mo	$195,000	$222	38

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-8,674
• Equity at exit: $22,201

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-338
• Equity at exit: $12,874

Cash invested: $41,692 (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: 14 active · 13 under contract
• Months of supply: 7.0 mo (14%/mo absorbed)
• Median asking: $161,450 ($157/sqft)
• Median days on market: 48 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +73.8% 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: 302
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,716 high
• Mortgage (P&I): −$781
• Tax from tax record: −$193 /mo · $2,314/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $320

Break-even live

Break-even rent $1,311

Max offer price $148,900

Occupancy floor 76%

Sensitivity live

Price	-10% $404	-5% $362	+0% $320	+5% $278	+10% $236
Rent	-10% $184	-5% $252	+0% $320	+5% $388	+10% $455
Rate	-1.0pp $395	-0.5pp $358	base $320	+0.5pp $281	+1.0pp $242

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: $37,225
• Closing costs: $4,467
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1664 Beach Blvd Biloxi, MS	2.0	1.5	985	$2,295	$2.33	139d	1	0.02mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$2,100	$2.62	109d	2	0.02mi
1664 Beach Blvd Biloxi, MS	2.0	1.5	985	$1,625	$1.65	4d	2	0.02mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$1,550	$1.93	6d	2	0.02mi
122 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,700	$2.70	139d	1	0.04mi
1664 Beach Blvd Unit 1UNIT D70 Biloxi, MS	1.0	1.0	618	$1,700	$2.75	6d	1	0.04mi
118 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,800	$2.80	109d	1	0.11mi
142 Coral Breeze Dr Biloxi, MS	2.0	1.5	1000	$3,100	$3.10	0d	1	0.13mi
1667 Irish Hill Dr Biloxi, MS	1.0–2.0	1.0–1.5	862	$1,100	$1.28	0d	1	0.19mi
1702 Stevens St Biloxi, MS	1.0	1.0	800	$750	$0.94	139d	1	0.23mi
1713 Stevens St Unit A Biloxi, MS	3.0	2.0	1100	$1,300	$1.18	117d	1	0.23mi
1702 Stevens St Biloxi, MS	1.0	1.0	800	$700	$0.88	6d	1	0.23mi
1713 Stevens St Unit B Biloxi, MS	3.0	2.0	1100	$1,300	$1.18	6d	1	0.23mi
1616 Gordon Ave Biloxi, MS	3.0	1.0	900	$1,425	$1.58	117d	1	0.54mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	6d	1	0.55mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	139d	1	0.55mi
245 Mc Donnell Ave Unit E-131 Biloxi, MS	2.0	1.0	745	$995	$1.34	139d	1	0.56mi
245 Mc Donnell Ave Unit I-164 Biloxi, MS	2.0	1.0	745	$2,000	$2.68	6d	1	0.56mi
245 Mc Donnell Ave Unit G-147 Biloxi, MS	1.0	1.0	608	$1,500	$2.47	117d	1	0.56mi
245 Mc Donnell Ave Unit B-209 Biloxi, MS	1.0	1.0	608	$895	$1.47	6d	1	0.61mi
245 Mc Donnell Ave Biloxi, MS	2.0	1.0	775	$1,595	$2.06	117d	1	0.61mi
1496 Beach Blvd Biloxi, MS	2.0	1.5	1100	$1,300	$1.18	0d	1	0.62mi
1496 Beach Blvd Biloxi, MS	2.0	1.5	1100	$1,450	$1.32	109d	1	0.62mi
335 Rodenberg Ave Biloxi, MS	3.0	1.0	1014	$1,200	$1.18	6d	1	0.64mi
245 Mc Donnell Ave Unit A-106 Biloxi, MS	2.0	1.0	739	$1,000	$1.35	0d	1	0.65mi
1710 James Buchanan Dr Biloxi, MS	3.0	2.0	1104	$1,600	$1.45	6d	1	0.76mi
1732 James Buchanan Dr Biloxi, MS	3.0	2.0	1100	$1,600	$1.45	6d	1	0.78mi
1910 Southern Ave Apt S1 Biloxi, MS	1.0–2.0	1.0–1.5	725	$1,165	$1.61	0d	2	0.89mi
131 Althea St Biloxi, MS	2.0	1.0	667	$1,300	$1.95	6d	1	0.91mi
340 Stone Cir Biloxi, MS	2.0	1.0	725	$1,050	$1.45	2d	1	1.17mi
125 Saint Paul St Biloxi, MS	2.0	1.0	800	$1,450	$1.81	0d	1	1.24mi
330 Belvedere Dr Biloxi, MS	3.0	1.0	1000	$1,200	$1.20	109d	1	1.33mi
179 Dahlia St Biloxi, MS	2.0	1.0	949	$1,250	$1.32	2d	1	1.38mi
2068 Beach Blvd Unit 202 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	139d	1	1.40mi
2068 Beach Blvd Unit 342 Biloxi, MS	2.0	2.0	1001	$1,550	$1.55	109d	1	1.40mi
2068 Beach Blvd Unit 142 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	109d	1	1.40mi
2068 Beach Blvd Unit 243 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	0d	1	1.40mi
1282 Beach Blvd #123 Biloxi, MS	2.0	1.0	900	$3,000	$3.33	117d	1	1.40mi
1282 Beach Blvd #216 Biloxi, MS	1.0	1.0	700	$1,895	$2.71	109d	1	1.40mi
1282 Beach Blvd #106 Biloxi, MS	1.0	1.0	700	$2,800	$4.00	117d	1	1.40mi

Listing history 50 events

1. 2026-09-24
   days on market $148,900 Active 216 DOM
2. 2026-09-24
   days on market $148,900 Active 215 DOM
3. 2026-09-22
   days on market $148,900 Active 214 DOM
4. 2026-09-21
   days on market $148,900 Active 213 DOM
5. 2026-09-20
   days on market $148,900 Active 212 DOM
6. 2026-09-19
   days on market $148,900 Active 211 DOM
7. 2026-09-18
   days on market $148,900 Active 210 DOM
8. 2026-09-17
   days on market $148,900 Active 209 DOM
9. 2026-09-16
   days on market $148,900 Active 208 DOM
10. 2026-09-15
    days on market $148,900 Active 207 DOM
11. 2026-09-14
    days on market $148,900 Active 206 DOM
12. 2026-09-13
    days on market $148,900 Active 205 DOM
13. 2026-09-12
    days on market $148,900 Active 204 DOM
14. 2026-09-11
    days on market $148,900 Active 203 DOM
15. 2026-09-05
    days on market $148,900 Active 197 DOM
16. 2026-09-04
    days on market $148,900 Active 196 DOM
17. 2026-09-03
    days on market $148,900 Active 195 DOM
18. 2026-08-31
    days on market $148,900 Active 192 DOM
19. 2026-08-30
    days on market $148,900 Active 191 DOM
20. 2026-08-29
    days on market $148,900 Active 190 DOM
21. 2026-08-28
    days on market $148,900 Active 189 DOM
22. 2026-08-27
    days on market $148,900 Active 188 DOM
23. 2026-08-26
    days on market $148,900 Active 187 DOM
24. 2026-08-25
    days on market $148,900 Active 186 DOM
25. 2026-08-24
    days on market $148,900 Active 185 DOM
26. 2026-08-23
    days on market $148,900 Active 184 DOM
27. 2026-08-22
    days on market $148,900 Active 183 DOM
28. 2026-08-21
    days on market $148,900 Active 182 DOM
29. 2026-08-20
    days on market $148,900 Active 181 DOM
30. 2026-08-19
    days on market $148,900 Active 180 DOM
31. 2026-08-18
    days on market $148,900 Active 179 DOM
32. 2026-08-17
    days on market $148,900 Active 178 DOM
33. 2026-08-16
    days on market $148,900 Active 177 DOM
34. 2026-08-15
    days on market $148,900 Active 176 DOM
35. 2026-08-14
    days on market $148,900 Active 175 DOM
36. 2026-08-13
    days on market $148,900 Active 174 DOM
37. 2026-08-12
    days on market $148,900 Active 173 DOM
38. 2026-08-11
    days on market $148,900 Active 172 DOM
39. 2026-08-10
    days on market $148,900 Active 171 DOM
40. 2026-08-09
    days on market $148,900 Active 170 DOM
41. 2026-08-08
    days on market $148,900 Active 169 DOM
42. 2026-08-07
    days on market $148,900 Active 168 DOM
43. 2026-08-06
    days on market $148,900 Active 167 DOM
44. 2026-08-05
    days on market $148,900 Active 166 DOM
45. 2026-08-04
    days on market $148,900 Active 165 DOM
46. 2026-08-03
    days on market $148,900 Active 164 DOM
47. 2026-07-31
    days on market $148,900 Active 161 DOM
48. 2026-07-30
    days on market $148,900 Active 160 DOM
49. 2026-07-29
    days on market $148,900 Active 159 DOM
50. 2026-07-27
    days on market $148,900 Active 157 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: $2,314 · $193/mo
• Projected year-2 tax: $2,314 · $193/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 ≥105°F today · 23 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: $20,591
• − Mortgage interest: −$8,341
• − Property taxes: −$2,314
• − Insurance: −$744
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$4,332
• Taxable income: $1,566
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $3,463/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

Average 55/100 Cosmetic rehab Est. rehab $4,925–$14,775 screening

A 2-story townhome with average condition, requiring minor repairs and cosmetic updates to enhance its resale and rental value.

Components & finishes AI

Flooring tile Counters granite Appliances white

Repairs flagged

• Minor Kitchen cabinets — Light wear
• Minor Kitchen countertops — Light wear

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Replace the front door — Improves entryway aesthetics and security ↑
• Both Replace kitchen cabinets and countertops — 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 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%
• 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

-28.0% since first listed

18 events — show timeline

• 2026-02-16 Listed $148,900 Fizber.com
• 2025-02-24 Sold (Public Records) — Public Records
• 2024-11-15 Listing Removed — MLSU
• 2024-10-25 Price Changed $145,000 MLSU
• 2024-09-25 Price Changed $149,000 MLSU
• 2024-08-23 Price Changed $157,000 MLSU
• 2024-06-17 Price Changed $163,000 MLSU
• 2024-05-13 Price Changed $169,000 MLSU
• 2024-03-19 Listed $178,000 MLSU
• 2016-06-24 Sold (MLS) — MLSU
• 2016-06-23 Sold (Public Records) $61,500 Public Records
• 2015-10-19 Listed $61,500 MLSU
• 2014-03-20 Sold (Public Records) — Public Records
• 2014-02-26 Sold (MLS) — MLSU
• 2013-11-21 Listed $51,900 MLSU
• 2007-09-12 Sold (Public Records) — Public Records
• 2007-08-31 Sold (MLS) — MLSU
• 2005-08-31 Listed $206,900 MLSU

Property tax history

+9.6%/yr

Latest (2025): $2,314 · +5.7% YoY. Source: county tax records.