1778 Vaughn St · Biloxi, MS 39531

$240,000

4 bd · 2.0 ba · 1,707 sqft · SingleFamily public records · 16 Days on market

Built 1953 Est $213k · 12% over

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Why this score? — see what drove the F 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 +11.5/30.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property contains second parcel: 1210G-01-002.003. Please see attached floor plan in photo section. Huge yard and convenient location, this property has tons of potential. New paint, fixtures, appliances, carpet and some other updating. Attached two car garage and detached one car/workshop. Call today for your appointment.''Click the ''Matterport'' link below to see the floor plan and interactively walk through this home in 3D! It looks and feels like you are actually walking through the home! https://my.matterport.com/show/?m=7MxoPQq9E46&brand=0

Key facts

• Huge yard
• New carpet
• New paint

Tags

• HUGE YARD
• CONVENIENT LOCATION
• NEW PAINT
• NEW FIXTURES
• NEW APPLIANCES
• NEW CARPET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-80 ($-964/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (22.7% below list).
• Recommended offer: $186k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• 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; 201 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 41% 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 $2k of loan paydown is wiped out by about $7k 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 16 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $127k; list at $240k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $185,620 (22.7% 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. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $213,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1775 Currie St	0.09mi	3/2.0 (-1)	1,630 (-4%)	6mo	$145,000	$89	78
1713 James Madison Dr	0.36mi	3/2.0 (-1)	1,600 (-6%)	1mo	$211,000	$132	67
1732 Thomas Jefferson Dr	0.27mi	3/2.0 (-1)	1,768 (+4%)	12mo	$215,000	$122	66
257 Beeman Dr	0.33mi	3/2.0 (-1)	1,600 (-6%)	6mo	$199,000	$124	64
1616 Saint Ann Ave	0.57mi	3/2.0 (-1)	1,645 (-4%)	2mo	$219,900	$134	61
266 Beeman Dr	0.31mi	3/1.0 (-1)	1,636 (-4%)	12mo	$189,500	$116	59
1604 Lewis Ave	0.61mi	4/2.0	1,635 (-4%)	6mo	$204,000	$125	59
313 Hiller Dr	0.48mi	4/1.5	1,576 (-8%)	7mo	$178,000	$113	57
1752 James Buchanan Dr	0.14mi	3/2.0 (-1)	1,488 (-13%)	16mo	$198,000	$133	54
1618 Gordon Ave	0.59mi	3/2.0 (-1)	1,796 (+5%)	11mo	$159,900	$89	50
1736 Thomas Jefferson Dr	0.26mi	3/2.0 (-1)	1,482 (-13%)	13mo	$187,000	$126	50
1648 Hollywood Blvd	0.52mi	3/2.0 (-1)	1,489 (-13%)	4mo	$189,000	$127	46

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: -21.8%
• Equity multiple: 0.26×
• Total profit: $-49,401
• Equity at exit: $35,785

10-year hold

• IRR: -24.1%
• Equity multiple: -0.05×
• Total profit: $-70,477
• Equity at exit: $20,751

Cash invested: $67,200 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$188 /mo · $2,258/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-80

Break-even live

Break-even rent $1,958

Max offer price $225,804

Occupancy floor 99%

Sensitivity live

Price	-10% $55	-5% $-12	+0% $-80	+5% $-148	+10% $-216
Rent	-10% $-227	-5% $-154	+0% $-80	+5% $-7	+10% $66
Rate	-1.0pp $41	-0.5pp $-19	base $-80	+0.5pp $-143	+1.0pp $-206

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1737 James Buchanan Dr Biloxi, MS	3.0	2.0	1328	$1,650	$1.24	45d	1	0.18mi
270 Rodenberg Ave Biloxi, MS	3.0	2.0	1180	$1,100	$0.93	45d	1	0.48mi
340 Hiller Dr Biloxi, MS	3.0	2.0	1447	$1,749	$1.21	22d	1	0.51mi
1713 Stevens St Unit A Biloxi, MS	3.0	2.0	1100	$1,300	$1.18	22d	1	0.58mi
1805 Irish Hill Dr #4 Biloxi, MS	3.0	2.0	1600	$2,400	$1.50	45d	1	0.61mi
187 Bilmarsan Dr Biloxi, MS	3.0	2.0	1850	$2,670	$1.44	45d	1	0.80mi
1623 Cayman Cv Biloxi, MS	3.0	2.0	1397	$3,700	$2.65	15d	1	1.02mi
310 Abbey Ct Biloxi, MS	2.0–3.0	1.0–2.0	1062	$1,275	$1.20	22d	17	1.28mi
630 Bay Cove Dr Biloxi, MS	2.0–3.0	2.0	1780	$3,450	$1.94	45d	2	1.37mi
2611 Heidi LN Biloxi, MS	3.0	2.5	1550	$1,775	$1.15	22d	1	1.39mi

Listing history 11 events

1. 2026-06-21
   days on market $240,000 Active 16 DOM
2. 2026-06-18
   days on market $240,000 Active 13 DOM
3. 2026-06-17
   days on market $240,000 Active 12 DOM
4. 2026-06-16
   days on market $240,000 Active 11 DOM
5. 2026-06-15
   days on market $240,000 Active 10 DOM
6. 2026-06-14
   days on market $240,000 Active 8 DOM
7. 2026-06-13
   days on market $240,000 Active 7 DOM
8. 2026-06-09
   days on market $240,000 Active 4 DOM
9. 2026-06-08
   days on market $240,000 Active 3 DOM
10. 2026-06-07
    remarks 221-char remark
11. 2026-06-07
    listed $240,000 Active 2 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: $2,258 · $188/mo
• Projected year-2 tax: $2,258 · $188/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) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $22,274
• − Mortgage interest: −$13,444
• − Property taxes: −$2,258
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$6,982
• Taxable loss: −$5,173
• Est. tax savings @ 24.0%: +$1,242
• After-tax cash flow: $277/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

+286.5% since first listed

7 events — show timeline

• 2026-06-06 Listed $240,000 FSBO.com
• 2018-10-04 Sold (Public Records) $126,800 Public Records
• 2018-10-01 Sold (MLS) — MLSU
• 2018-08-05 Listed $135,000 MLSU
• 2017-01-31 Sold (Public Records) $55,000 Public Records
• 2017-01-27 Sold (MLS) — MLSU
• 2016-08-01 Listed $62,100 MLSU

Property tax history

+33.3%/yr

Latest (2025): $2,258 · +11.0% YoY. Source: county tax records.