2300 Arbor Dr · Biloxi, MS 39531

$225,000

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 9 Days on market

Built 1963 10,454 sqft lot Est $191k · 18% over

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Why this score? — see what drove the F 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 +9.9/30.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly remodeled home in a great established neighborhood! This 3bd/2ba home features new luxury vinyl plank flooring throughout, granite countertops, stainless appliances, new 5' tiled shower, new cabinets/vanities. Big yard with shed attached to the house, grilling area, separate cozy den. Easy to show, vacant on supra!

Key facts

• Large back patio
• Spacious bonus room
• Updated kitchen

Tags

• UPDATED KITCHEN
• REMODELED BATHROOMS
• SPACIOUS BONUS ROOM
• LARGE BACK PATIO
• BUILT-IN BRICK SMOKER
• PRIVACY-FENCED BACKYARD

Property features AI

Finance

• Other: Living area reported from public records
• Financial info: Financial details not provided
• HOA & community: No HOA information provided

Exterior

• Parking: Concrete driveway; Storage
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single family residence (house); One level; Move-in ready
• Construction: Brick veneer construction; Shingle roof; Slab foundation; Built in (year not provided)
• Exterior features: Patio; Rear porch; Private yard; Back yard fencing (wood); Corner lot; Fenced

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Microwave; Refrigerator; Ice maker; Granite counters
• Bedrooms: Bedrooms information not provided
• Flooring: Luxury vinyl; Carpet
• Bathrooms: 2 bathrooms (1 full, 1.75 total)
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fan(s)
• Interior features: Granite counters; Sliding doors; Window screens; Built-in barbecue; Awning(s); Rain gutters
• Laundry & utility: Laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (28.0% below list).
• Recommended offer: $162k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,920 (28.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.72% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.67%
• DSCR: 0.88
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $190,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 N Hilton Ave	0.42mi	3/2.0	1,378 (-1%)	5mo	$189,900	$138	70
375 Nelson Rd	0.54mi	3/2.0	1,304 (-6%)	1mo	$195,000	$150	59
331 Greenwood Dr	0.56mi	3/1.5	1,275 (-8%)	0mo	$190,000	$149	58
379 Greenwood Dr	0.74mi	3/1.5	1,350 (-3%)	6mo	$139,900	$104	53
2146 Driftwood Dr	0.75mi	3/2.0	1,406 (+1%)	8mo	$178,000	$127	53
360 Spratley Ave	0.68mi	3/1.5	1,295 (-7%)	4mo	$150,000	$116	52
180 Briarfield Ave	0.55mi	3/2.0	1,278 (-8%)	7mo	$219,000	$171	51
2460 Carter Rd	0.74mi	4/2.0 (+1)	1,433 (+3%)	2mo	$169,000	$118	50
173 Pine Grove Ave	0.53mi	3/2.0	1,566 (+12%)	5mo	$175,000	$112	46
2486 Bay Vista Dr	0.72mi	3/1.5	1,240 (-11%)	1mo	$169,900	$137	45
346 Tanglewood Dr	0.71mi	3/2.0	1,245 (-11%)	7mo	$200,000	$161	39
2516 Orleans Rd	0.70mi	4/1.5 (+1)	1,600 (+15%)	6mo	$139,000	$87	30

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: -23.8%
• Equity multiple: 0.20×
• Total profit: $-50,106
• Equity at exit: $33,548

10-year hold

• IRR: -28.5%
• Equity multiple: -0.17×
• Total profit: $-73,415
• Equity at exit: $19,454

Cash invested: $63,000 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$146 /mo · $1,746/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-140

Break-even live

Break-even rent $1,796

Max offer price $200,263

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-76	+0% $-140	+5% $-204	+10% $-267
Rent	-10% $-268	-5% $-204	+0% $-140	+5% $-76	+10% $-12
Rate	-1.0pp $-27	-0.5pp $-83	base $-140	+0.5pp $-198	+1.0pp $-258

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2387 Trafalgar Dr Biloxi, MS	3.0	2.0	1375	$1,700	$1.24	22d	1	0.46mi
2436 Beach Blvd Biloxi, MS	3.0	2.0	1260	$975	$0.77	45d	1	0.49mi
2611 Heidi LN Biloxi, MS	3.0	2.5	1550	$1,775	$1.15	22d	1	0.50mi
310 Abbey Ct Biloxi, MS	2.0–3.0	1.0–2.0	1062	$1,275	$1.20	22d	17	0.56mi
258 Stennis Dr Biloxi, MS	2.0	1.0–2.0	1040	$1,245	$1.20	14d	1	0.59mi
258 Stennis Dr Biloxi, MS	2.0	1.0	930	$1,100	$1.18	44d	1	0.59mi
169 Briarfield Ave Biloxi, MS	2.0	1.0	1000	$950	$0.95	44d	1	0.63mi
141 Pine Grove Ave Biloxi, MS	2.0	1.0	1000	$1,300	$1.30	22d	1	0.63mi
141 Pine Grove Ave Biloxi, MS	2.0	1.0	1000	$1,300	$1.30	14d	1	0.63mi
133 Briarfield Ave Biloxi, MS	1.0–2.0	1.0–2.0	800	$1,390	$1.74	14d	1	0.70mi
126 Briarfield Ave Biloxi, MS	2.0	2.0	1000	$1,495	$1.50	44d	1	0.71mi
151 Grande View Dr Biloxi, MS	1.0–3.0	1.0–2.0	1268	$1,889	$1.49	14d	23	0.71mi
126 Briarfield Ave Unit B11 Biloxi, MS	2.0	2.0	1000	$1,390	$1.39	14d	1	0.71mi
126 Briarfield Ave Unit B2 Biloxi, MS	2.0	2.0	997	$1,410	$1.41	44d	1	0.71mi
126 Briarfield Ave Unit B5 Biloxi, MS	2.0	2.0	997	$1,400	$1.40	44d	1	0.71mi
126 Briarfield Ave Unit B11 Biloxi, MS	2.0	2.0	1000	$1,390	$1.39	44d	1	0.71mi
390 Bertucci Blvd Biloxi, MS	3.0	2.0	1358	$1,800	$1.33	44d	1	0.72mi
2386 Merlin Cv Biloxi, MS	3.0	2.0	1500	$1,600	$1.07	14d	1	0.74mi
2508 Shady Ln Biloxi, MS	3.0	2.0	1431	$2,100	$1.47	44d	1	0.81mi
2068 Beach Blvd Unit 142 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	14d	1	0.92mi
2068 Beach Blvd Unit 342 Biloxi, MS	2.0	2.0	1001	$1,550	$1.55	14d	1	0.92mi
2068 Beach Blvd Unit 202 Biloxi, MS	2.0	2.0	1001	$1,600	$1.60	44d	1	0.92mi
2046 Beach Blvd Biloxi, MS	2.0	2.0	1152	$2,200	$1.91	22d	1	0.92mi
2060 Beach Blvd #604 Biloxi, MS	2.0	2.0	1670	$2,849	$1.71	14d	1	0.94mi
2589 Santa Rosa Cv Biloxi, MS	3.0	2.0	1787	$2,500	$1.40	22d	1	0.98mi
2589 Santa Rosa Cv Biloxi, MS	3.0	2.0	1787	$2,500	$1.40	44d	1	0.98mi
2620 Lejuene Dr Biloxi, MS	1.0–3.0	1.0–2.0	914	$1,575	$1.72	14d	9	0.98mi
495 Popps Ferry Rd Biloxi, MS	2.0	1.5–2.5	1455	$1,850	$1.27	44d	2	1.05mi
330 Belvedere Dr Biloxi, MS	3.0	1.0	1000	$1,200	$1.20	14d	1	1.08mi
495 Popps Ferry Rd #77 Biloxi, MS	2.0	2.5	1524	$2,000	$1.31	22d	1	1.08mi
1910 Southern Ave Biloxi, MS	1.0–2.0	1.0–1.5	725	$1,200	$1.66	14d	2	1.28mi
340 Hiller Dr Biloxi, MS	3.0	2.0	1447	$1,749	$1.21	22d	1	1.29mi
2668 Beach Blvd Biloxi, MS	3.0	3.0	1813	$2,900	$1.60	14d	1	1.49mi
2668 Beach Blvd Biloxi, MS	2.0	2.0	1392	$2,300	$1.65	44d	1	1.49mi
248 Debuys Rd Biloxi, MS	1.0–2.0	1.0–2.0	979	$1,300	$1.33	14d	11	1.50mi

Listing history 7 events

1. 2026-06-18
   days on market $225,000 Active 9 DOM
2. 2026-06-17
   days on market $225,000 Active 8 DOM
3. 2026-06-16
   days on market $225,000 Active 7 DOM
4. 2026-06-15
   days on market $225,000 Active 6 DOM
5. 2026-06-14
   days on market $225,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $225,000 Active 3 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: $1,746 · $146/mo
• Projected year-2 tax: $1,778 · $148/mo
• Expected delta: +$31/yr (+$3/mo · 1.8%)

ⓘ 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) · 20% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,430
• − Mortgage interest: −$12,603
• − Property taxes: −$1,746
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$6,545
• Taxable loss: −$5,699
• Est. tax savings @ 24.0%: +$1,368
• After-tax cash flow: $-313/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

+18.5% since first listed

6 events — show timeline

• 2026-06-09 Listed $225,000 MLSU
• 2023-05-09 Sold (Public Records) — Public Records
• 2023-05-05 Sold (MLS) — MLSU
• 2023-04-26 Pending — MLSU
• 2023-04-17 Listed $189,900 MLSU
• 2022-10-10 Sold (Public Records) — Public Records

Property tax history

+62.3%/yr

Latest (2025): $1,746 · +41.1% YoY. Source: county tax records.