2168 Alice Dr · Biloxi, MS 39531

$159,500

3 bd · 1.5 ba · 1,471 sqft · SingleFamily public records · 110 Days on market

Built 1960 0.28 ac lot $108/sqft · 11% below area Est $195k · 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming Biloxi property is the perfect blend of comfort, convenience, and potential. Featuring a well-designed layout filled with natural light, this home offers inviting living spaces and flexible bedroom options to fit your lifestyle. Enjoy a spacious yard ideal for relaxing evenings or weekend gatherings, all while being just minutes from shopping, dining, Keesler Air Force Base, and the Gulf Coast's beaches and entertainment. Whether you're searching for a primary residence, downsizing, or adding to your investment portfolio--this one checks the boxes. Don't miss your opportunity--schedule a private showing today! HOME IS BEING SOLD ''AS IS''

Key facts

• Spacious yard
• Minutes from dining
• 0.28 acre lot

Tags

• SPACIOUS YARD
• MINUTES FROM SHOPPING
• MINUTES FROM DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 36% 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

• It's been on market 110 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $145,145 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.03% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (median comp): $194,886
• List price: $159,500
• Delta: -18.16%
• 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
2146 Driftwood Dr	0.15mi	3/2.0	1,406 (-4%)	8mo	$178,000	$127	77
379 Greenwood Dr	0.13mi	3/1.5	1,350 (-8%)	6mo	$139,900	$104	75
383 Jim Money Rd	0.24mi	3/1.0	1,576 (+7%)	5mo	$110,000	$70	71
331 Greenwood Dr	0.20mi	3/1.5	1,275 (-13%)	0mo	$190,000	$149	68
394 Rosalie Maria Dr	0.26mi	3/2.0	1,362 (-7%)	19mo	$209,500	$154	58
2105 Ward Ln	0.51mi	3/2.0	1,612 (+10%)	2mo	$269,000	$167	57
2385 Grants Ferry Dr	0.65mi	3/2.0	1,447 (-2%)	12mo	$198,000	$137	55
375 Nelson Rd	0.50mi	3/2.0	1,304 (-11%)	1mo	$195,000	$150	55
333 Tanglewood Dr	0.17mi	3/2.0	1,688 (+15%)	17mo	$169,900	$101	52
459 Jim Money Rd	0.45mi	3/2.0	1,636 (+11%)	9mo	$254,900	$156	50
2383 Trafalgar Dr	0.59mi	3/2.0	1,333 (-9%)	11mo	$186,000	$140	46
315 Belvedere Dr	0.56mi	3/1.5	1,287 (-12%)	15mo	$157,500	$122	41

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: -8.7%
• Equity multiple: 0.69×
• Total profit: $-13,907
• Equity at exit: $23,782

10-year hold

• IRR: -3.4%
• Equity multiple: 0.80×
• Total profit: $-8,957
• Equity at exit: $13,791

Cash invested: $44,660 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$836
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $262

Break-even live

Break-even rent $1,304

Max offer price $159,500

Occupancy floor 79%

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2611 Heidi LN Biloxi, MS	3.0	2.5	1550	$1,775	$1.15	21d	1	0.29mi
310 Abbey Ct Biloxi, MS	2.0–3.0	1.0–2.0	1062	$1,275	$1.20	21d	17	0.31mi
330 Belvedere Dr Biloxi, MS	3.0	1.0	1000	$1,200	$1.20	13d	1	0.54mi
390 Bertucci Blvd Biloxi, MS	3.0	2.0	1358	$1,800	$1.33	43d	1	0.61mi
2386 Merlin Cv Biloxi, MS	3.0	2.0	1500	$1,600	$1.07	13d	1	0.64mi
2387 Trafalgar Dr Biloxi, MS	3.0	2.0	1375	$1,700	$1.24	21d	1	0.64mi
340 Hiller Dr Biloxi, MS	3.0	2.0	1447	$1,749	$1.21	21d	1	0.79mi
495 Popps Ferry Rd Biloxi, MS	2.0	1.5–2.5	1455	$1,850	$1.27	43d	2	0.83mi
495 Popps Ferry Rd #77 Biloxi, MS	2.0	2.5	1524	$2,000	$1.31	21d	1	0.84mi
2046 Beach Blvd Biloxi, MS	2.0	2.0	1152	$2,200	$1.91	21d	1	0.99mi
2508 Shady Ln Biloxi, MS	3.0	2.0	1431	$2,100	$1.47	43d	1	1.02mi
2060 Beach Blvd #604 Biloxi, MS	2.0	2.0	1670	$2,849	$1.71	13d	1	1.12mi
1910 Southern Ave Biloxi, MS	1.0–2.0	1.0–1.5	725	$1,200	$1.66	13d	2	1.14mi
2068 Beach Blvd Unit 142 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	13d	1	1.14mi
2068 Beach Blvd Unit 202 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	43d	1	1.14mi
2068 Beach Blvd Unit 342 Biloxi, MS	2.0	2.0	1001	$1,550	$1.55	13d	1	1.14mi
258 Stennis Dr Biloxi, MS	2.0	1.0–2.0	1040	$1,245	$1.20	13d	1	1.26mi
258 Stennis Dr Biloxi, MS	2.0	1.0	930	$1,100	$1.18	43d	1	1.26mi
2436 Beach Blvd Biloxi, MS	3.0	2.0	1260	$975	$0.77	44d	1	1.27mi
1805 Irish Hill Dr #4 Biloxi, MS	3.0	2.0	1600	$2,400	$1.50	43d	1	1.36mi
169 Briarfield Ave Biloxi, MS	2.0	1.0	1000	$950	$0.95	43d	1	1.39mi
141 Pine Grove Ave Biloxi, MS	2.0	1.0	1000	$1,300	$1.30	13d	1	1.41mi
141 Pine Grove Ave Biloxi, MS	2.0	1.0	1000	$1,300	$1.30	21d	1	1.41mi
1737 James Buchanan Dr Biloxi, MS	3.0	2.0	1328	$1,650	$1.24	43d	1	1.43mi
151 Grande View Dr Biloxi, MS	1.0–3.0	1.0–2.0	1268	$1,889	$1.49	13d	23	1.44mi
133 Briarfield Ave Biloxi, MS	1.0–2.0	1.0–2.0	800	$1,390	$1.74	13d	1	1.48mi
126 Briarfield Ave Biloxi, MS	2.0	2.0	1000	$1,495	$1.50	43d	1	1.49mi
126 Briarfield Ave Unit B11 Biloxi, MS	2.0	2.0	1000	$1,390	$1.39	13d	1	1.49mi
126 Briarfield Ave Unit B11 Biloxi, MS	2.0	2.0	1000	$1,390	$1.39	43d	1	1.49mi
126 Briarfield Ave Unit B5 Biloxi, MS	2.0	2.0	997	$1,400	$1.40	43d	1	1.49mi
126 Briarfield Ave Unit B2 Biloxi, MS	2.0	2.0	997	$1,410	$1.41	43d	1	1.49mi

Listing history 34 events

1. 2026-06-18
   days on market $159,500 Active 110 DOM
2. 2026-06-17
   days on market $159,500 Active 109 DOM
3. 2026-06-16
   days on market $159,500 Active 108 DOM
4. 2026-06-15
   days on market $159,500 Active 107 DOM
5. 2026-06-14
   days on market $159,500 Active 105 DOM
6. 2026-06-13
   days on market $159,500 Active 104 DOM
7. 2026-06-09
   days on market $159,500 Active 101 DOM
8. 2026-06-08
   days on market $159,500 Active 100 DOM
9. 2026-06-07
   days on market $159,500 Active 99 DOM
10. 2026-06-05
    days on market $159,500 Active 96 DOM
11. 2026-06-03
    days on market $159,500 Active 95 DOM
12. 2026-06-02
    days on market $159,500 Active 94 DOM
13. 2026-06-01
    days on market $159,500 Active 93 DOM
14. 2026-05-31
    days on market $159,500 Active 92 DOM
15. 2026-05-30
    days on market $159,500 Active 91 DOM
16. 2026-05-11
    price $159,500 669-char remark

    Show marketing remark (669 chars)

    This charming Biloxi property is the perfect blend of comfort, convenience, and potential. Featuring a well-designed layout filled with natural light, this home offers inviting living spaces and flexible bedroom options to fit your lifestyle. Enjoy a spacious yard ideal for relaxing evenings or weekend gatherings, all while being just minutes from shopping, dining, Keesler Air Force Base, and the Gulf Coast's beaches and entertainment. Whether you're searching for a primary residence, downsizing, or adding to your investment portfolio--this one checks the boxes. Don't miss your opportunity--schedule a private showing today! HOME IS BEING SOLD ''AS IS''

17. 2026-03-07
    price $169,993 669-char remark

    Show marketing remark (669 chars)

    This charming Biloxi property is the perfect blend of comfort, convenience, and potential. Featuring a well-designed layout filled with natural light, this home offers inviting living spaces and flexible bedroom options to fit your lifestyle. Enjoy a spacious yard ideal for relaxing evenings or weekend gatherings, all while being just minutes from shopping, dining, Keesler Air Force Base, and the Gulf Coast's beaches and entertainment. Whether you're searching for a primary residence, downsizing, or adding to your investment portfolio--this one checks the boxes. Don't miss your opportunity--schedule a private showing today! HOME IS BEING SOLD ''AS IS''

18. 2026-02-28
    listed $171,000 Active 669-char remark

    Show marketing remark (669 chars)

    This charming Biloxi property is the perfect blend of comfort, convenience, and potential. Featuring a well-designed layout filled with natural light, this home offers inviting living spaces and flexible bedroom options to fit your lifestyle. Enjoy a spacious yard ideal for relaxing evenings or weekend gatherings, all while being just minutes from shopping, dining, Keesler Air Force Base, and the Gulf Coast's beaches and entertainment. Whether you're searching for a primary residence, downsizing, or adding to your investment portfolio--this one checks the boxes. Don't miss your opportunity--schedule a private showing today! HOME IS BEING SOLD ''AS IS''

19. 2024-02-27
    soldstatus
20. 2024-02-23
    soldstatus Closed 378-char remark

    Show marketing remark (378 chars)

    Precious home located in a very desirable part of Biloxi. Literally minutes from Kessler, Edgewater mall, entertainment, shopping, and dining, as well as CASINOS! This 3 bedroom home also has a very large bonus room and extremely spacious living room. Cozy outdoor covered patio in back with attached shed! This home also has a very large fenced in backyard and won't last long!

21. 2024-02-20
    status Pending 378-char remark

    Show marketing remark (378 chars)

    Precious home located in a very desirable part of Biloxi. Literally minutes from Kessler, Edgewater mall, entertainment, shopping, and dining, as well as CASINOS! This 3 bedroom home also has a very large bonus room and extremely spacious living room. Cozy outdoor covered patio in back with attached shed! This home also has a very large fenced in backyard and won't last long!

22. 2024-01-03
    price $159,900 378-char remark

    Show marketing remark (378 chars)

    Precious home located in a very desirable part of Biloxi. Literally minutes from Kessler, Edgewater mall, entertainment, shopping, and dining, as well as CASINOS! This 3 bedroom home also has a very large bonus room and extremely spacious living room. Cozy outdoor covered patio in back with attached shed! This home also has a very large fenced in backyard and won't last long!

23. 2023-12-07
    listed $169,900 Active 378-char remark

    Show marketing remark (378 chars)

    Precious home located in a very desirable part of Biloxi. Literally minutes from Kessler, Edgewater mall, entertainment, shopping, and dining, as well as CASINOS! This 3 bedroom home also has a very large bonus room and extremely spacious living room. Cozy outdoor covered patio in back with attached shed! This home also has a very large fenced in backyard and won't last long!

24. 2018-09-18
    soldstatus $118,000
25. 2018-09-14
    soldstatus
26. 2018-03-29
    listed $118,000
27. 2018-03-29
    historical
28. 2018-02-19
    listed $129,775
29. 2016-10-12
    soldstatus $70,000
30. 2016-10-10
    soldstatus
31. 2016-07-14
    listed $74,000
32. 2014-05-09
    soldstatus
33. 2014-05-09
    soldstatus
34. 2013-11-27
    listed $89,500

ⓘ 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: $1,524 · $127/mo
• Projected year-2 tax: $1,524 · $127/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,620
• − Mortgage interest: −$8,934
• − Property taxes: −$1,524
• − Insurance: −$798
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$4,640
• Taxable income: $585
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $3,001/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

+78.2% since first listed

19 events — show timeline

• 2026-05-11 Price Changed $159,500 MLSU
• 2026-03-07 Price Changed $169,993 MLSU
• 2026-02-28 Listed $171,000 MLSU
• 2024-02-27 Sold (Public Records) — Public Records
• 2024-02-23 Sold (MLS) — MLSU
• 2024-02-20 Pending — MLSU
• 2024-01-03 Price Changed $159,900 MLSU
• 2023-12-07 Listed $169,900 MLSU
• 2018-09-18 Sold (Public Records) $118,000 Public Records
• 2018-09-14 Sold (MLS) — MLSU
• 2018-03-29 Listing Removed — MLSU
• 2018-03-29 Listed $118,000 MLSU
• 2018-02-19 Listed $129,775 MLSU
• 2016-10-12 Sold (Public Records) $70,000 Public Records
• 2016-10-10 Sold (MLS) — MLSU
• 2016-07-14 Listed $74,000 MLSU
• 2014-05-09 Sold (Public Records) — Public Records
• 2014-05-09 Sold (MLS) — MLSU
• 2013-11-27 Listed $89,500 MLSU

Property tax history

+1.9%/yr

Latest (2025): $1,524 · +122.5% YoY. Source: county tax records.