2486 Bay Vista Dr · Biloxi, MS 39531

$169,900

3 bd · 1.5 ba · 1,092 sqft · SingleFamily public records · 2 Days on market

Built 1964 0.43 ac lot Est $157k · 8% over

---

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).

• Cash flow +18.8/30.0
• DSCR +5.9/10.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• ARV discount +3.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Remodeled Home on Nearly Half an Acre in Biloxi! Discover 2486 Bay Vista Dr. , a fully renovated gem tucked away on an expansive lot in one of Biloxi's most convenient neighborhoods. This move-in-ready home sits comfortably set back from the road, offering privacy and breathing room that's hard to find at this price point. Inside, you'll find brand-new luxury vinyl plank flooring with a lifetime warranty, a new HVAC system for year-round comfort, and a new roof that means zero worries for years to come. Outside, nearly half an acre of land gives you space to garden, entertain, park toys, or simply enjoy the peace and quiet of coastal living. And when you're ready to explore, you're just minutes from Biloxi's beaches, local shopping, great restaurants, and all the entertainment the Gulf Coast is famous for from casinos to fishing charters to world-class golf courses. Whether you're searching for your forever home, a coastal retreat, or a smart investment in a growing market, this one delivers. Homes like this don't last long schedule your showing today!

Key facts

• Expansive lot
• Minutes from beaches
• Nearly half an acre

Tags

• REMODELED HOME
• EXPANSIVE LOT
• NEW HVAC SYSTEM
• NEW ROOF
• NEARLY HALF AN ACRE
• MINUTES FROM BEACHES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (7.9% below list).
• Recommended offer: $157k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 35% 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 $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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $156,551 (7.9% below list)

Questions for the listing agent

1. Built in 1964 — 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. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $157,248
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2486 Bay Vista Dr	0.00mi	3/1.5	1,240 (+14%)	1mo	$169,900	$137	77
2388 Trafalgar Dr	0.35mi	3/2.0	1,095 (+0%)	14mo	$168,500	$154	70
2379 Trafalgar Dr	0.38mi	3/2.0	1,028 (-6%)	10mo	$145,000	$141	62
2396 Trafalgar Dr	0.32mi	3/2.0	1,170 (+7%)	13mo	$168,500	$144	60
2390 Carter Rd	0.35mi	2/2.0 (-1)	1,000 (-8%)	12mo	$174,900	$175	53
2305 Arbor Dr	0.74mi	3/1.0	1,056 (-3%)	9mo	$129,900	$123	51
2308 Arbor Dr	0.70mi	3/2.0	1,036 (-5%)	14mo	$159,900	$154	45

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: -12.7%
• Equity multiple: 0.55×
• Total profit: $-21,282
• Equity at exit: $25,333

10-year hold

• IRR: -8.6%
• Equity multiple: 0.53×
• Total profit: $-22,250
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$891
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $170

Break-even live

Break-even rent $1,351

Max offer price $169,900

Occupancy floor 84%

Sensitivity live

Price	-10% $266	-5% $218	+0% $170	+5% $122	+10% $73
Rent	-10% $46	-5% $108	+0% $170	+5% $231	+10% $293
Rate	-1.0pp $255	-0.5pp $213	base $170	+0.5pp $126	+1.0pp $81

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2508 Shady Ln Biloxi, MS	3.0	2.0	1431	$2,100	$1.47	44d	1	0.13mi
2387 Trafalgar Dr Biloxi, MS	3.0	2.0	1375	$1,700	$1.24	21d	1	0.34mi
2386 Merlin Cv Biloxi, MS	3.0	2.0	1500	$1,600	$1.07	14d	1	0.40mi
390 Bertucci Blvd Biloxi, MS	3.0	2.0	1358	$1,800	$1.33	44d	1	0.42mi
258 Stennis Dr Biloxi, MS	2.0	1.0–2.0	1040	$1,245	$1.20	14d	1	0.54mi
258 Stennis Dr Biloxi, MS	2.0	1.0	930	$1,100	$1.18	44d	1	0.54mi
495 Popps Ferry Rd Biloxi, MS	2.0	1.5–2.5	1455	$1,850	$1.27	44d	2	0.58mi
2620 Lejuene Dr Biloxi, MS	1.0–3.0	1.0–2.0	914	$1,575	$1.72	14d	9	0.65mi
151 Grande View Dr Biloxi, MS	1.0–3.0	1.0–2.0	1268	$1,889	$1.49	14d	23	0.77mi
169 Briarfield Ave Biloxi, MS	2.0	1.0	1000	$950	$0.95	44d	1	0.82mi
2436 Beach Blvd Biloxi, MS	3.0	2.0	1260	$975	$0.77	45d	1	0.86mi
141 Pine Grove Ave Biloxi, MS	2.0	1.0	1000	$1,300	$1.30	21d	1	0.92mi
141 Pine Grove Ave Biloxi, MS	2.0	1.0	1000	$1,300	$1.30	14d	1	0.92mi
310 Abbey Ct Biloxi, MS	2.0–3.0	1.0–2.0	1062	$1,275	$1.20	21d	17	0.96mi
133 Briarfield Ave Biloxi, MS	1.0–2.0	1.0–2.0	800	$1,390	$1.74	14d	1	0.97mi
126 Briarfield Ave Biloxi, MS	2.0	2.0	1000	$1,495	$1.50	44d	1	1.01mi
126 Briarfield Ave Unit B5 Biloxi, MS	2.0	2.0	997	$1,400	$1.40	44d	1	1.01mi
126 Briarfield Ave Unit B2 Biloxi, MS	2.0	2.0	997	$1,410	$1.41	44d	1	1.01mi
126 Briarfield Ave Unit B11 Biloxi, MS	2.0	2.0	1000	$1,390	$1.39	44d	1	1.01mi
126 Briarfield Ave Unit B11 Biloxi, MS	2.0	2.0	1000	$1,390	$1.39	14d	1	1.01mi
248 Debuys Rd Biloxi, MS	1.0–2.0	1.0–2.0	979	$1,300	$1.33	14d	11	1.15mi
928 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,375	$1.06	44d	1	1.26mi
918 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,375	$1.06	44d	1	1.26mi
938 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,375	$1.07	21d	1	1.26mi
936 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,375	$1.07	21d	1	1.26mi
190 Gateway Dr Biloxi, MS	1.0–2.0	1.0–2.0	878	$1,240	$1.41	14d	6	1.35mi
2255 Switzer Rd Gulfport, MS	1.0–3.0	1.0–2.0	1072	$1,500	$1.40	14d	12	1.37mi
2668 Beach Blvd Biloxi, MS	2.0	2.0	1392	$2,300	$1.65	44d	1	1.44mi
330 Belvedere Dr Biloxi, MS	3.0	1.0	1000	$1,200	$1.20	14d	1	1.47mi

Listing history 4 events

1. 2026-04-26
   status Pending 1083-char remark

   Show marketing remark (1083 chars)

   Beautifully Remodeled Home on Nearly Half an Acre in Biloxi! Discover 2486 Bay Vista Dr. , a fully renovated gem tucked away on an expansive lot in one of Biloxi's most convenient neighborhoods. This move-in-ready home sits comfortably set back from the road, offering privacy and breathing room that's hard to find at this price point. Inside, you'll find brand-new luxury vinyl plank flooring with a lifetime warranty, a new HVAC system for year-round comfort, and a new roof that means zero worries for years to come. Outside, nearly half an acre of land gives you space to garden, entertain, park toys, or simply enjoy the peace and quiet of coastal living. And when you're ready to explore, you're just minutes from Biloxi's beaches, local shopping, great restaurants, and all the entertainment the Gulf Coast is famous for from casinos to fishing charters to world-class golf courses. Whether you're searching for your forever home, a coastal retreat, or a smart investment in a growing market, this one delivers. Homes like this don't last long schedule your showing today!

2. 2026-04-26
   status Pending

   Show marketing remark (1083 chars)

   Beautifully Remodeled Home on Nearly Half an Acre in Biloxi! Discover 2486 Bay Vista Dr. , a fully renovated gem tucked away on an expansive lot in one of Biloxi's most convenient neighborhoods. This move-in-ready home sits comfortably set back from the road, offering privacy and breathing room that's hard to find at this price point. Inside, you'll find brand-new luxury vinyl plank flooring with a lifetime warranty, a new HVAC system for year-round comfort, and a new roof that means zero worries for years to come. Outside, nearly half an acre of land gives you space to garden, entertain, park toys, or simply enjoy the peace and quiet of coastal living. And when you're ready to explore, you're just minutes from Biloxi's beaches, local shopping, great restaurants, and all the entertainment the Gulf Coast is famous for from casinos to fishing charters to world-class golf courses. Whether you're searching for your forever home, a coastal retreat, or a smart investment in a growing market, this one delivers. Homes like this don't last long schedule your showing today!

3. 2026-04-24
   listed $169,900 Active 1083-char remark

   Show marketing remark (1083 chars)

   Beautifully Remodeled Home on Nearly Half an Acre in Biloxi! Discover 2486 Bay Vista Dr. , a fully renovated gem tucked away on an expansive lot in one of Biloxi's most convenient neighborhoods. This move-in-ready home sits comfortably set back from the road, offering privacy and breathing room that's hard to find at this price point. Inside, you'll find brand-new luxury vinyl plank flooring with a lifetime warranty, a new HVAC system for year-round comfort, and a new roof that means zero worries for years to come. Outside, nearly half an acre of land gives you space to garden, entertain, park toys, or simply enjoy the peace and quiet of coastal living. And when you're ready to explore, you're just minutes from Biloxi's beaches, local shopping, great restaurants, and all the entertainment the Gulf Coast is famous for from casinos to fishing charters to world-class golf courses. Whether you're searching for your forever home, a coastal retreat, or a smart investment in a growing market, this one delivers. Homes like this don't last long schedule your showing today!

4. 2026-04-24
   listed $169,900 Active

   Show marketing remark (1083 chars)

   Beautifully Remodeled Home on Nearly Half an Acre in Biloxi! Discover 2486 Bay Vista Dr. , a fully renovated gem tucked away on an expansive lot in one of Biloxi's most convenient neighborhoods. This move-in-ready home sits comfortably set back from the road, offering privacy and breathing room that's hard to find at this price point. Inside, you'll find brand-new luxury vinyl plank flooring with a lifetime warranty, a new HVAC system for year-round comfort, and a new roof that means zero worries for years to come. Outside, nearly half an acre of land gives you space to garden, entertain, park toys, or simply enjoy the peace and quiet of coastal living. And when you're ready to explore, you're just minutes from Biloxi's beaches, local shopping, great restaurants, and all the entertainment the Gulf Coast is famous for from casinos to fishing charters to world-class golf courses. Whether you're searching for your forever home, a coastal retreat, or a smart investment in a growing market, this one delivers. Homes like this don't last long schedule your showing today!

ⓘ 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: $1,264 · $105/mo
• Projected year-2 tax: $1,342 · $112/mo
• Expected delta: +$78/yr (+$7/mo · 6.2%)

ⓘ 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) · 75% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,786
• − Mortgage interest: −$9,517
• − Property taxes: −$1,264
• − Insurance: −$850
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$4,943
• Taxable loss: −$793
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $2,226/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

+0.0% since first listed

4 events — show timeline

• 2026-04-26 Pending — HAAR
• 2026-04-26 Pending — MLSU
• 2026-04-24 Listed $169,900 MLSU
• 2026-04-24 Listed $169,900 HAAR

Property tax history

+0.2%/yr

Latest (2025): $1,264 · -0.1% YoY. Source: county tax records.