12448 N Oaklawn Ln · Biloxi, MS 39532

$189,900

3 bd · 1.5 ba · 1,179 sqft · SingleFamily public records · 33 Days on market

Built 1983 0.44 ac lot $161/sqft · 18% above area Est $157k · 21% over

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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).

• Cash flow +17.6/30.0
• DSCR +5.5/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

**Back on the market at no fault of the seller or home! Buyers financing fell through** Adorable well kept home located in the sought-after Woolmarket community. Ideal for first-time buyers or those looking to downsize, the open-concept layout creates an inviting flow throughout the main living areas. Enjoy easy indoor-outdoor living with direct access from the dining area to a ridiculously oversized backyard-perfect for entertaining, pets, or simply relaxing! The home features durable vinyl flooring throughout making maintenance a breeze. Situated on a quiet dead-end street and just minutes from the interstate, this location offers both peace and easy access to everything the Gulf Coast has to offer. A rare combination of affordability, space, and convenience-don't miss your chance to call this one HOME! Home being SOLD AS IS, please request documents for recent repairs. **Floor plan is not exact and for reference ONLY, Buyer and buyers representation to verify all information within to their satisfaction**

Key facts

• Oversized backyard
• Open-concept layout
• 0.44 acre lot

Tags

• OPEN-CONCEPT LAYOUT
• OVERSIZED BACKYARD
• DURABLE VINYL FLOORING
• QUIET DEAD-END STREET
• EASY ACCESS TO INTERSTATE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $149 ($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 $168k (11.4% below list).
• Recommended offer: $168k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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-.
• Harrison County School District (rural): math 52% / reading 46% proficiency, ranked #14 of 130 in MS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 392 active listings in the ZIP; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 33 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,316 (11.4% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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: 0.89% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (median comp): $157,062
• List price: $189,900
• Delta: 20.91%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-21,361
• Equity at exit: $28,315

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-6,732
• Equity at exit: $16,419

Cash invested: $53,172 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$106 /mo · $1,267/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $149

Break-even live

Break-even rent $1,494

Max offer price $189,900

Occupancy floor 86%

Sensitivity live

Price	-10% $257	-5% $203	+0% $149	+5% $95	+10% $42
Rent	-10% $16	-5% $83	+0% $149	+5% $216	+10% $282
Rate	-1.0pp $245	-0.5pp $197	base $149	+0.5pp $100	+1.0pp $50

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-18
   status Pending 1030-char remark

   Show marketing remark (1030 chars)

   **Back on the market at no fault of the seller or home! Buyers financing fell through** Adorable well kept home located in the sought-after Woolmarket community. Ideal for first-time buyers or those looking to downsize, the open-concept layout creates an inviting flow throughout the main living areas. Enjoy easy indoor-outdoor living with direct access from the dining area to a ridiculously oversized backyard-perfect for entertaining, pets, or simply relaxing! The home features durable vinyl flooring throughout making maintenance a breeze. Situated on a quiet dead-end street and just minutes from the interstate, this location offers both peace and easy access to everything the Gulf Coast has to offer. A rare combination of affordability, space, and convenience-don't miss your chance to call this one HOME! Home being SOLD AS IS, please request documents for recent repairs. **Floor plan is not exact and for reference ONLY, Buyer and buyers representation to verify all information within to their satisfaction**

2. 2026-05-14
   status Active 1030-char remark

   Show marketing remark (1030 chars)

   **Back on the market at no fault of the seller or home! Buyers financing fell through** Adorable well kept home located in the sought-after Woolmarket community. Ideal for first-time buyers or those looking to downsize, the open-concept layout creates an inviting flow throughout the main living areas. Enjoy easy indoor-outdoor living with direct access from the dining area to a ridiculously oversized backyard-perfect for entertaining, pets, or simply relaxing! The home features durable vinyl flooring throughout making maintenance a breeze. Situated on a quiet dead-end street and just minutes from the interstate, this location offers both peace and easy access to everything the Gulf Coast has to offer. A rare combination of affordability, space, and convenience-don't miss your chance to call this one HOME! Home being SOLD AS IS, please request documents for recent repairs. **Floor plan is not exact and for reference ONLY, Buyer and buyers representation to verify all information within to their satisfaction**

3. 2026-04-16
   status Pending 1030-char remark

   Show marketing remark (1030 chars)

   **Back on the market at no fault of the seller or home! Buyers financing fell through** Adorable well kept home located in the sought-after Woolmarket community. Ideal for first-time buyers or those looking to downsize, the open-concept layout creates an inviting flow throughout the main living areas. Enjoy easy indoor-outdoor living with direct access from the dining area to a ridiculously oversized backyard-perfect for entertaining, pets, or simply relaxing! The home features durable vinyl flooring throughout making maintenance a breeze. Situated on a quiet dead-end street and just minutes from the interstate, this location offers both peace and easy access to everything the Gulf Coast has to offer. A rare combination of affordability, space, and convenience-don't miss your chance to call this one HOME! Home being SOLD AS IS, please request documents for recent repairs. **Floor plan is not exact and for reference ONLY, Buyer and buyers representation to verify all information within to their satisfaction**

4. 2026-03-18
   listed $189,900 Active 1030-char remark

   Show marketing remark (1030 chars)

   **Back on the market at no fault of the seller or home! Buyers financing fell through** Adorable well kept home located in the sought-after Woolmarket community. Ideal for first-time buyers or those looking to downsize, the open-concept layout creates an inviting flow throughout the main living areas. Enjoy easy indoor-outdoor living with direct access from the dining area to a ridiculously oversized backyard-perfect for entertaining, pets, or simply relaxing! The home features durable vinyl flooring throughout making maintenance a breeze. Situated on a quiet dead-end street and just minutes from the interstate, this location offers both peace and easy access to everything the Gulf Coast has to offer. A rare combination of affordability, space, and convenience-don't miss your chance to call this one HOME! Home being SOLD AS IS, please request documents for recent repairs. **Floor plan is not exact and for reference ONLY, Buyer and buyers representation to verify all information within to their satisfaction**

5. 2022-10-05
   soldstatus
6. 2022-07-01
   soldstatus Closed 250-char remark

   Show marketing remark (250 chars)

   Come one, come all! Do not miss out on this cute, highly desired, home located in North Biloxi. This home features a large back yard good for entertaining family and friends and has been recently updated inside! Don't miss out on this deal of a home!

7. 2022-05-16
   status Pending 250-char remark

   Show marketing remark (250 chars)

   Come one, come all! Do not miss out on this cute, highly desired, home located in North Biloxi. This home features a large back yard good for entertaining family and friends and has been recently updated inside! Don't miss out on this deal of a home!

8. 2022-05-03
   listed $165,000 Active 250-char remark

   Show marketing remark (250 chars)

   Come one, come all! Do not miss out on this cute, highly desired, home located in North Biloxi. This home features a large back yard good for entertaining family and friends and has been recently updated inside! Don't miss out on this deal of a home!

9. 2013-10-08
   soldstatus
10. 2013-09-24
    soldstatus
11. 2013-04-08
    listed $44,000

ⓘ 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: $1,267 · $106/mo
• Projected year-2 tax: $1,500 · $125/mo
• Expected delta: +$234/yr (+$19/mo · 18.4%)

ⓘ 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 5/10 Major
• 🌡 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: $20,198
• − Mortgage interest: −$10,637
• − Property taxes: −$1,267
• − Insurance: −$950
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$5,524
• Taxable loss: −$1,412
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $2,129/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: Harrison County School District
• NCES district ID: 2801770
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $46,504
• Composite: 41.66/100
• National rank: #3419
• State rank: #14 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
• 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

+331.6% since first listed

11 events — show timeline

• 2026-05-18 Pending — MLSU
• 2026-05-14 Relisted — MLSU
• 2026-04-16 Pending — MLSU
• 2026-03-18 Listed $189,900 MLSU
• 2022-10-05 Sold (Public Records) — Public Records
• 2022-07-01 Sold (MLS) — MLSU
• 2022-05-16 Pending — MLSU
• 2022-05-03 Listed $165,000 MLSU
• 2013-10-08 Sold (Public Records) — Public Records
• 2013-09-24 Sold (MLS) — MLSU
• 2013-04-08 Listed $44,000 MLSU

Property tax history

+0.5%/yr

Latest (2025): $1,267 · +9.8% YoY. Source: county tax records.