4405 Biglin Bayou Dr · D'Iberville, MS 39540

$179,000

4 bd · 1.0 ba · 1,375 sqft · SingleFamily public records · 104 Days on market

Built 1993 4,356 sqft lot $130/sqft · 22% above area Est $169k · 6% 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 +21.4/30.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• ARV discount +4.9/15.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great cottage home centrally located in D'Iberville. Nice open floor plan with high ceilings and lots of natural light. Three bedrooms, two baths, sunroom, fenced yard and storage building.

Key facts

• Open floor plan
• Fenced yard
• Storage building

Tags

• OPEN FLOOR PLAN
• HIGH CEILINGS
• NATURAL LIGHT
• SUNROOM
• FENCED YARD
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.4% in D'Iberville — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 89 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

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 104 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.00% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (median comp): $169,142
• List price: $179,000
• Delta: 5.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Evergreen Dr	0.09mi	3/1.5 (-1)	1,350 (-2%)	7mo	$199,800	$148	80
416 Shadowlawn Ct	0.23mi	4/2.0	1,323 (-4%)	3mo	$179,900	$136	76
4504 E Magnolia Cv	0.08mi	3/2.0 (-1)	1,450 (+6%)	7mo	$196,750	$136	73
4497 Magnolia Cv	0.10mi	3/2.0 (-1)	1,305 (-5%)	9mo	$194,900	$149	70
10350 Goodman Rd	0.20mi	3/2.0 (-1)	1,238 (-10%)	4mo	$170,000	$137	62
10346 Cottage Ct	0.29mi	4/2.0	1,524 (+11%)	10mo	$160,000	$105	56
312 Springdale Cir	0.51mi	3/2.0 (-1)	1,292 (-6%)	4mo	$189,900	$147	54
2 Sandalwood Ct	0.54mi	3/2.0 (-1)	1,290 (-6%)	2mo	$169,999	$132	53
557 Tasha Dr	0.54mi	3/2.0 (-1)	1,418 (+3%)	9mo	$169,900	$120	53
586 Nadine Dr	0.63mi	3/2.0 (-1)	1,342 (-2%)	9mo	$215,000	$160	50
21 Cottonwood Ct	0.58mi	3/2.0 (-1)	1,222 (-11%)	2mo	$205,900	$168	43
881 Brentwood Dr	0.69mi	3/2.0 (-1)	1,525 (+11%)	11mo	$290,000	$190	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-12,190
• Equity at exit: $26,689

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $10,975
• Equity at exit: $15,477

Cash invested: $50,120 (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 39540

• Home prices YoY: -30.9%
• Active inventory: 89
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$939
• Tax from tax record: −$142 /mo · $1,705/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $264

Break-even live

Break-even rent $1,462

Max offer price $179,000

Occupancy floor 80%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
678 Meadow Dr Diberville, MS	3.0	1.5	1112	$1,500	$1.35	14d	1	0.45mi
329 Springdale Cir D'Iberville, MS	3.0	2.0	1176	$1,600	$1.36	44d	1	0.46mi
2 Sandalwood Ct Diberville, MS	3.0	2.0	1290	$1,625	$1.26	44d	1	0.53mi
608 Kimberly Dr Diberville, MS	3.0	2.0	1509	$1,575	$1.04	21d	1	0.54mi
327 Dianne Dr Diberville, MS	4.0	2.0	1500	$1,100	$0.73	14d	1	0.56mi
11136 Windsor Hill Dr Diberville, MS	3.0	2.0	1301	$1,749	$1.34	44d	1	0.79mi
10480 Auto Mall Pkwy Diberville, MS	1.0–3.0	1.0–2.0	1281	$1,907	$1.49	14d	1	0.81mi
880 Motsie Rd Apt C109 Biloxi, MS	3.0	2.0	1140	$1,600	$1.40	44d	1	0.89mi
905 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.04mi
907 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.07mi
909 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.08mi
913 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.08mi
917 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.08mi
919 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.08mi
933 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.08mi
935 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.08mi
945 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.08mi
947 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.08mi
949 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.08mi
923 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.09mi
927 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.10mi
941 Motsie Rd Biloxi, MS	3.0	1.5	1030	$1,950	$1.89	44d	1	1.11mi
1735 Tribe Dr Biloxi, MS	3.0	2.0	1290	$2,195	$1.70	14d	12	1.40mi
831 Cedar Lake Rd Biloxi, MS	1.0–3.0	1.0–2.0	1065	$1,699	$1.59	14d	9	1.41mi

Listing history 12 events

1. 2026-06-09
   status $179,000 Pending 104 DOM
2. 2026-06-08
   days on market $179,000 Active 104 DOM
3. 2026-06-07
   days on market $179,000 Active 103 DOM
4. 2026-06-02
   days on market $179,000 Active 98 DOM
5. 2026-06-01
   days on market $179,000 Active 97 DOM
6. 2026-05-31
   days on market $179,000 Active 96 DOM
7. 2026-05-30
   days on market $179,000 Active 95 DOM
8. 2026-03-19
   price $179,000 191-char remark

   Show marketing remark (191 chars)

   Great cottage home centrally located in D'Iberville. Nice open floor plan with high ceilings and lots of natural light. Three bedrooms, two baths, sunroom, fenced yard and storage building.

9. 2026-02-24
   listed $199,000 Active 191-char remark

   Show marketing remark (191 chars)

   Great cottage home centrally located in D'Iberville. Nice open floor plan with high ceilings and lots of natural light. Three bedrooms, two baths, sunroom, fenced yard and storage building.

10. 2018-08-02
    soldstatus
11. 2018-07-27
    soldstatus 393-char remark

    Show marketing remark (393 chars)

    BACK ON THE MARKET!! This cute cottage style home is move-in ready and waiting for your family! The master bedroom is located downstairs with 1 full bath and the remaining 2 bedrooms are located upstairs with 1 full bath. Enjoy the cozy fireplace on cold winter evenings and the peaceful backyard inside of the private gazebo. This deal won't last long - call for your private showing today!

12. 2017-12-05
    listed $115,000 393-char remark

    Show marketing remark (393 chars)

    BACK ON THE MARKET!! This cute cottage style home is move-in ready and waiting for your family! The master bedroom is located downstairs with 1 full bath and the remaining 2 bedrooms are located upstairs with 1 full bath. Enjoy the cozy fireplace on cold winter evenings and the peaceful backyard inside of the private gazebo. This deal won't last long - call for your private 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: $1,705 · $142/mo
• Projected year-2 tax: $1,705 · $142/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 5/10 Major FEMA zone X (shaded) · 40% 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: $21,566
• − Mortgage interest: −$10,027
• − Property taxes: −$1,705
• − Insurance: −$895
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$5,207
• Taxable income: $281
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $3,105/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 — D'Iberville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: D'Iberville, MS
• Population (ZIP): 13,033

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% Asian 10% Two or more races 9% Hispanic / Latino 9%
• Common ancestry: Romanian 5% Slovak 4% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 85% English-only · Spanish 6% Vietnamese 6% Other Asian/Pacific 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: ▼ -83.70%
• Current HPI: 187.2895
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+55.7% since first listed

5 events — show timeline

• 2026-03-19 Price Changed $179,000 MLSU
• 2026-02-24 Listed $199,000 MLSU
• 2018-08-02 Sold (Public Records) — Public Records
• 2018-07-27 Sold (MLS) — MLSU
• 2017-12-05 Listed $115,000 MLSU

Property tax history

+6.4%/yr

Latest (2025): $1,705 · +4.5% YoY. Source: county tax records.