188 Iberville Dr · Biloxi, MS 39531

$124,900

3 bd · 1.0 ba · 1,182 sqft · SingleFamily public records · 5 Days on market

Built 1940 5,227 sqft lot Est $183k · 32% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

GREAT RENTAL PROPERTY OR 1ST TIME HOME BUYER. MINUTES FROM KEESLER - CLOSE TO BEACH!

Key facts

• 5,227 sq ft lot
• Built 1940
• Listed 5 days

Tags

• PRIME BILOXI LOCATION
• SECOND BATHROOM POTENTIAL
• AFFORDABLE BEACH-AREA RETREAT

Property features AI

Finance

• HOA & community: Near entertainment

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; House; One level
• Construction: Siding exterior; Pillar/post/pier foundation; Shingle roof; Fixer condition; Built (year per public records)
• Exterior features: Patio; Beach access; See remarks

Interior

• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 13.6% 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.
• Zoned schools: Back Bay Elementary School (math 51% / reading 50%, grade D+, #59 of 375 statewide, top 16%, 535 students, 99% FRL); Biloxi Junior High (math 60% / reading 43%, grade C, #27 of 179 statewide, top 16%, 881 students, 100% FRL); Biloxi High School (math 65% / reading 53%, grade C+, #7 of 197 statewide, top 3%, 1,728 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 201 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 43% 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $124,900

Questions for the listing agent

1. Built in 1940 — 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: 1.54% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.92%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $183,210
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
277 Rodenberg Ave	0.39mi	3/1.0	1,159 (-2%)	11mo	$129,000	$111	69
1728 James Buchanan Dr	0.75mi	3/2.0	1,160 (-2%)	2mo	$179,900	$155	56
140 Coral Breeze Dr	0.28mi	3/1.5	1,030 (-13%)	9mo	$269,990	$262	56
141 Coral Breeze Dr	0.28mi	3/1.5	1,030 (-13%)	9mo	$269,990	$262	56
142 Coral Breeze Dr	0.28mi	3/1.5	1,030 (-13%)	10mo	$268,990	$261	56
277 Dewey Cir	0.51mi	3/1.0	1,300 (+10%)	12mo	$149,995	$115	50
1467 Wilkes Ave	0.57mi	2/2.0 (-1)	1,245 (+5%)	9mo	$275,000	$221	48
1776 Ridgeway Dr	0.60mi	2/1.0 (-1)	1,089 (-8%)	13mo	$95,000	$87	43
244 Beeman Dr	0.54mi	4/2.0 (+1)	1,342 (+14%)	3mo	$219,900	$164	41
265 Mcdonnell Ave	0.74mi	3/2.0	1,243 (+5%)	16mo	$129,900	$105	40
1772 Pass Rd	0.69mi	3/2.0	1,353 (+14%)	8mo	$125,000	$92	33
1673 Sunset Blvd	0.71mi	2/2.0 (-1)	1,057 (-11%)	9mo	$152,000	$144	33

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: 16.4%
• Equity multiple: 1.64×
• Total profit: $22,298
• Equity at exit: $18,623

10-year hold

• IRR: 22.9%
• Equity multiple: 2.71×
• Total profit: $59,788
• Equity at exit: $10,799

Cash invested: $34,972 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,924 high
• Mortgage (P&I): −$655
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $755

Break-even live

Break-even rent $967

Max offer price $124,900

Occupancy floor 56%

Sensitivity live

Price	-10% $826	-5% $791	+0% $755	+5% $720	+10% $685
Rent	-10% $603	-5% $679	+0% $755	+5% $831	+10% $907
Rate	-1.0pp $818	-0.5pp $787	base $755	+0.5pp $723	+1.0pp $690

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1664 Beach Blvd Biloxi, MS	2.0	1.5	985	$2,295	$2.33	45d	1	0.19mi
122 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,700	$2.70	45d	1	0.20mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$2,100	$2.62	15d	2	0.21mi
1623 Cayman Cv Biloxi, MS	3.0	2.0	1397	$3,700	$2.65	15d	1	0.22mi
118 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,800	$2.80	15d	1	0.24mi
154 Saint Charles Ave Biloxi, MS	2.0	1.0	1292	$1,400	$1.08	45d	1	0.25mi
1713 Stevens St Unit A Biloxi, MS	3.0	2.0	1100	$1,300	$1.18	22d	1	0.34mi
1667 Irish Hill Dr Biloxi, MS	1.0–2.0	1.0–1.5	862	$1,049	$1.22	15d	1	0.37mi
270 Rodenberg Ave Biloxi, MS	3.0	2.0	1180	$1,100	$0.93	45d	1	0.38mi
1616 Gordon Ave Biloxi, MS	3.0	1.0	900	$1,425	$1.58	22d	1	0.45mi
1496 Beach Blvd Biloxi, MS	2.0	1.5	1100	$1,450	$1.32	15d	1	0.46mi
1496 Beach Blvd Biloxi, MS	2.0	2.0	1150	$1,650	$1.43	45d	1	0.46mi
245 Mc Donnell Ave Unit E-131 Biloxi, MS	2.0	1.0	745	$995	$1.34	45d	1	0.70mi
245 Mc Donnell Ave Unit I-164 Biloxi, MS	2.0	1.0	745	$1,195	$1.60	45d	1	0.70mi
245 Mc Donnell Ave Biloxi, MS	2.0	1.0	775	$1,595	$2.06	22d	1	0.75mi
1737 James Buchanan Dr Biloxi, MS	3.0	2.0	1328	$1,650	$1.24	45d	1	0.78mi
145 Saint Francis St Biloxi, MS	2.0	2.0	1467	$2,900	$1.98	45d	1	0.95mi
1910 Southern Ave Biloxi, MS	1.0–2.0	1.0–1.5	725	$1,200	$1.66	15d	2	1.07mi
340 Hiller Dr Biloxi, MS	3.0	2.0	1447	$1,749	$1.21	22d	1	1.22mi
1282 Beach Blvd #123 Biloxi, MS	2.0	1.0	900	$3,000	$3.33	22d	1	1.23mi
330 Belvedere Dr Biloxi, MS	3.0	1.0	1000	$1,200	$1.20	15d	1	1.46mi
2046 Beach Blvd Biloxi, MS	2.0	2.0	1152	$2,200	$1.91	22d	1	1.46mi

Listing history 4 events

1. 2026-06-21
   days on market $124,900 Active 5 DOM
2. 2026-06-18
   days on market $124,900 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $124,900 Active 1 DOM

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: +$301/yr (+$25/mo · 43.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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: $23,083
• − Mortgage interest: −$6,996
• − Property taxes: −$686
• − Insurance: −$624
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$3,633
• Taxable income: $7,450
• Est. tax owed @ 24.0%: −$1,788
• After-tax cash flow: $7,277/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

+38.9% since first listed

5 events — show timeline

• 2026-06-16 Listed $124,900 MLSU
• 2008-06-04 Sold (Public Records) — Public Records
• 2008-05-30 Sold (MLS) — MLSU
• 2007-04-27 Listed $89,900 MLSU
• 2004-06-01 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $686 · +16.2% YoY. Source: county tax records.