1664 Beach Blvd #133 · Biloxi, MS 39531

$148,900

2 bd · 1.0 ba · 985 sqft · Condo public records · 118 Days on market

Built 1967 $151/sqft · 45% below area Est $269k · 45% under ↓ 28% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• 1% rule +7.2/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +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 condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $-65 ($-782/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $135k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 118 days — a 9% lower offer ($135k) 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

• Watch-outs: HOA is 26% of rent.
• 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 $135,499 (9.0% 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 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 6.8

CMA / ARV

• ARV (median comp): $268,895
• List price: $148,900
• Delta: -44.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -24.2%
• Equity multiple: 0.20×
• Total profit: $-33,196
• Equity at exit: $22,201

10-year hold

• IRR: -41.1%
• Equity multiple: -0.28×
• Total profit: $-53,208
• 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 →

ZIP-level market 39531

• Home prices YoY: -13.0%
• Rents YoY: 0.1%
• Active inventory: 201
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$781
• Tax from tax record: −$193 /mo · $2,314/yr
• Insurance: −$62
• HOA est. from 21 same-building comps: −$463
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-65

Break-even live

Break-even rent $1,897

Max offer price $137,384

Occupancy floor 99%

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
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1664 Beach Blvd Biloxi, MS	2.0	1.5	985	$2,295	$2.33	43d	1	0.02mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$2,100	$2.62	13d	2	0.02mi
122 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,700	$2.70	43d	1	0.04mi
118 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,800	$2.80	13d	1	0.11mi
1667 Irish Hill Dr Biloxi, MS	1.0–2.0	1.0–1.5	862	$1,049	$1.22	13d	1	0.19mi
1702 Stevens St Biloxi, MS	1.0	1.0	800	$750	$0.94	43d	1	0.23mi
1713 Stevens St Unit A Biloxi, MS	3.0	2.0	1100	$1,300	$1.18	21d	1	0.23mi
1616 Gordon Ave Biloxi, MS	3.0	1.0	900	$1,425	$1.58	21d	1	0.54mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	43d	1	0.55mi
245 Mc Donnell Ave Unit E-131 Biloxi, MS	2.0	1.0	745	$995	$1.34	43d	1	0.56mi
245 Mc Donnell Ave Unit I-164 Biloxi, MS	2.0	1.0	745	$1,195	$1.60	43d	1	0.56mi
245 Mc Donnell Ave Unit G-147 Biloxi, MS	1.0	1.0	608	$1,500	$2.47	21d	1	0.56mi
245 Mc Donnell Ave Biloxi, MS	2.0	1.0	775	$1,595	$2.06	21d	1	0.61mi
1496 Beach Blvd Biloxi, MS	2.0	1.5	1100	$1,450	$1.32	13d	1	0.62mi
1910 Southern Ave Biloxi, MS	1.0–2.0	1.0–1.5	725	$1,200	$1.66	13d	2	0.89mi
330 Belvedere Dr Biloxi, MS	3.0	1.0	1000	$1,200	$1.20	13d	1	1.33mi
2068 Beach Blvd Unit 202 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	43d	1	1.40mi
2068 Beach Blvd Unit 342 Biloxi, MS	2.0	2.0	1001	$1,550	$1.55	13d	1	1.40mi
2068 Beach Blvd Unit 142 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	13d	1	1.40mi
1282 Beach Blvd #123 Biloxi, MS	2.0	1.0	900	$3,000	$3.33	21d	1	1.40mi
1282 Beach Blvd #216 Biloxi, MS	1.0	1.0	700	$1,895	$2.71	13d	1	1.40mi
1282 Beach Blvd #106 Biloxi, MS	1.0	1.0	700	$2,800	$4.00	21d	1	1.40mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $148,900 Active 118 DOM
2. 2026-06-17
   days on market $148,900 Active 117 DOM
3. 2026-06-16
   days on market $148,900 Active 116 DOM
4. 2026-06-15
   days on market $148,900 Active 115 DOM
5. 2026-06-14
   days on market $148,900 Active 113 DOM
6. 2026-06-13
   days on market $148,900 Active 112 DOM
7. 2026-06-09
   days on market $148,900 Active 109 DOM
8. 2026-06-08
   days on market $148,900 Active 108 DOM
9. 2026-06-07
   days on market $148,900 Active 107 DOM
10. 2026-06-05
    days on market $148,900 Active 104 DOM
11. 2026-06-03
    days on market $148,900 Active 103 DOM
12. 2026-06-02
    days on market $148,900 Active 102 DOM
13. 2026-06-01
    days on market $148,900 Active 101 DOM
14. 2026-05-31
    days on market $148,900 Active 100 DOM
15. 2026-05-30
    days on market $148,900 Active 99 DOM
16. 2026-02-16
    listed $148,900 Active 194-char remark

    Show marketing remark (194 chars)

    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.

17. 2025-02-24
    soldstatus
18. 2024-11-15
    historical
19. 2024-10-25
    price $145,000
20. 2024-09-25
    price $149,000
21. 2024-08-23
    price $157,000
22. 2024-06-17
    price $163,000
23. 2024-05-13
    price $169,000
24. 2024-03-19
    listed $178,000 Active
25. 2016-06-24
    soldstatus
26. 2016-06-23
    soldstatus $61,500
27. 2015-10-19
    listed $61,500
28. 2014-03-20
    soldstatus
29. 2014-02-26
    soldstatus
30. 2013-11-21
    listed $51,900
31. 2007-09-12
    soldstatus
32. 2007-08-31
    soldstatus
33. 2005-08-31
    listed $206,900

ⓘ 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: $21,775
• − Mortgage interest: −$8,341
• − Property taxes: −$2,314
• − Insurance: −$744
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − HOA: −$5,556
• − Depreciation: −$4,332
• Taxable loss: −$2,996
• Est. tax savings @ 24.0%: +$719
• After-tax cash flow: $-63/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

-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.