1867 Brasher Rd · Biloxi, MS 39532

$178,500

3 bd · 1.0 ba · 1,155 sqft · SingleFamily public records · 1 Days on market

Built 1978 8,712 sqft lot $155/sqft · 18% below area Est $217k · 18% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom, 2 bath home in an excellent school district. This home is move in ready with new siding, roof, windows throughout, garage door, and storm doors. Relax in your screened in back porch while enjoying your spacious fenced in back yard. Shed remains with the property and offers great storage.

Key facts

• Newer siding
• Newer windows
• Oversized driveway

Tags

• BEAUTIFULLY SHADED BACKYARD
• FULLY FENCED BACKYARD
• LARGE COOK BRAND LOFTED SHED
• OVERSIZED DRIVEWAY
• NEWER SIDING
• NEWER WINDOWS

Property features AI

Finance

• Other: Lot approximately 0.2 acres

Exterior

• Parking: Attached garage (1 car); Concrete driveway
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; House; One level; Living area measured by appraiser
• Construction: Siding construction; Slab foundation; Built year source: appraiser
• Exterior features: Metal roof; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Free-standing electric oven; Free-standing refrigerator
• Bedrooms: Includes washer/dryer (in-unit)
• Flooring: Luxury vinyl; Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric cooling; Ceiling fans
• Interior features: Stainless steel appliances; Disposal; Electric water heater
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Cap rate 8.2% 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 rising (+3.0%/yr); 392 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 33% of the median local income ($69k/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 $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,500

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $216,986
• List price: $178,500
• Delta: -17.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
696 Eric Ct	0.06mi	3/2.0	1,300 (+13%)	14mo	$174,900	$135	61
668 Michelle Dr	0.10mi	3/2.0	1,296 (+12%)	23mo	$199,000	$154	52
850 Vee St	0.71mi	3/2.0	1,092 (-6%)	23mo	$109,000	$100	34

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-11,096
• Equity at exit: $26,615

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $13,267
• Equity at exit: $15,433

Cash invested: $49,980 (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 39532

• Rents YoY: 3.0%
• Active inventory: 392
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,916 high
• Mortgage (P&I): −$936
• Tax est. 1.5%: −$223 /mo · $2,678/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $280

Break-even live

Break-even rent $1,561

Max offer price $178,500

Occupancy floor 80%

Sensitivity live

Price	-10% $403	-5% $342	+0% $280	+5% $218	+10% $157
Rent	-10% $129	-5% $204	+0% $280	+5% $356	+10% $431
Rate	-1.0pp $370	-0.5pp $325	base $280	+0.5pp $234	+1.0pp $187

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: $44,625
• Closing costs: $5,355
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 Bay Cove Dr Biloxi, MS	2.0–3.0	2.0	1780	$3,450	$1.94	44d	2	0.64mi
1955 Popps Ferry Rd Biloxi, MS	1.0–3.0	1.0–2.0	1347	$1,647	$1.22	44d	1	0.66mi
1735 Tribe Dr Biloxi, MS	3.0	2.0	1290	$2,195	$1.70	14d	12	0.69mi
831 Cedar Lake Rd Biloxi, MS	1.0–3.0	1.0–2.0	1065	$1,699	$1.59	14d	9	0.91mi
1773 Popps Ferry Rd Biloxi, MS	1.0–2.0	1.0–2.0	968	$1,205	$1.24	14d	13	1.03mi
883 Rustwood Dr Biloxi, MS	3.0	2.0	1188	$1,700	$1.43	22d	1	1.20mi
875 Laurelwood Dr Biloxi, MS	2.0	2.0	1200	$1,750	$1.46	14d	1	1.29mi
907 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.46mi
909 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.46mi
913 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.47mi
917 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.47mi
919 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.47mi
933 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.47mi
935 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.47mi
945 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.47mi
947 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.47mi
949 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.48mi
923 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.48mi
905 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.49mi
927 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.50mi

Listing history 6 events

1. 2026-05-09
   status Pending 1667-char remark
2. 2026-05-07
   listed $178,500 Active 1667-char remark
3. 2023-01-06
   soldstatus
4. 2023-01-05
   soldstatus Closed 311-char remark

   Show marketing remark (311 chars)

   Charming 3 bedroom, 2 bath home in an excellent school district. This home is move in ready with new siding, roof, windows throughout, garage door, and storm doors. Relax in your screened in back porch while enjoying your spacious fenced in back yard. Shed remains with the property and offers great storage.

5. 2022-12-03
   status Pending 311-char remark

   Show marketing remark (311 chars)

   Charming 3 bedroom, 2 bath home in an excellent school district. This home is move in ready with new siding, roof, windows throughout, garage door, and storm doors. Relax in your screened in back porch while enjoying your spacious fenced in back yard. Shed remains with the property and offers great storage.

6. 2022-12-01
   listed $149,000 Active 311-char remark

   Show marketing remark (311 chars)

   Charming 3 bedroom, 2 bath home in an excellent school district. This home is move in ready with new siding, roof, windows throughout, garage door, and storm doors. Relax in your screened in back porch while enjoying your spacious fenced in back yard. Shed remains with the property and offers great storage.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $22,992
• − Mortgage interest: −$9,999
• − Property taxes: −$2,678
• − Insurance: −$892
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$5,193
• Taxable income: $552
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $3,229/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): 36,662
• Household income: $68,710
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 954.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 15% Two or more races 9% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 5% Italian 2% Serbian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 2% Vietnamese 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: ▼ -90.04%
• Current HPI: 154.9975
• Rent YoY: ▲ 2.98%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+19.8% since first listed

6 events — show timeline

• 2026-05-09 Pending — MLSU
• 2026-05-07 Listed $178,500 MLSU
• 2023-01-06 Sold (Public Records) — Public Records
• 2023-01-05 Sold (MLS) — MLSU
• 2022-12-03 Pending — MLSU
• 2022-12-01 Listed $149,000 MLSU

Property tax history

-12.8%/yr

Latest (2025): $106 · +0.9% YoY. Source: county tax records.