2070 Camp Wilkes Rd · Biloxi, MS 39532

$218,500

3 bd · 1.0 ba · 1,397 sqft · SingleFamily public records · 3 Days on market

Built 1980 8,712 sqft lot Est $205k · 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 +14.3/30.0
• ARV discount +4.6/15.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

''Handy Man Special'' Dont miss out on this wonderful investment opportunity. Home does need work and is being sold AS IS. Great home with lots of potential located the North Bay school district.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $41 ($494/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 $170k (22.1% below list).
• Recommended offer: $170k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Zoned schools: North Bay Elementary School (math 67% / reading 67%, grade B+, #11 of 375 statewide, top 3%, 754 students, 100% 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 rising (+3.0%/yr); 393 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $170,252 (22.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.78% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $205,359
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2070 Camp Wilkes Rd	0.00mi	3/2.0	1,484 (+6%)	1mo	$218,500	$147	85
2053 Carolwood Dr	0.24mi	3/2.0	1,400 (+0%)	6mo	$210,000	$150	79
2091 Carolwood Dr	0.15mi	3/2.0	1,491 (+7%)	3mo	$217,000	$146	75
2158 Baywood Dr	0.33mi	3/2.0	1,454 (+4%)	3mo	$225,000	$155	71
873 Carolee Cir	0.31mi	3/2.0	1,309 (-6%)	3mo	$175,000	$134	68
774 Sharon Hills Dr	0.25mi	4/2.5 (+1)	1,535 (+10%)	1mo	$145,200	$95	60
2185 Baywood Dr	0.37mi	3/2.0	1,596 (+14%)	1mo	$224,900	$141	54
844 Carolee Cir	0.30mi	4/2.0 (+1)	1,575 (+13%)	2mo	$259,500	$165	54
932 Bluff Rdg	0.51mi	3/2.0	1,543 (+10%)	8mo	$250,000	$162	48
957 Rustwood Dr	0.60mi	3/2.0	1,251 (-10%)	7mo	$189,900	$152	45
2077 Crane Ridge Rdg	0.45mi	2/2.0 (-1)	1,558 (+12%)	8mo	$180,000	$116	44
2223 Popps Ferry Rd	0.61mi	3/2.0	1,558 (+12%)	8mo	$215,000	$138	42

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-32,919
• Equity at exit: $32,579

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-25,840
• Equity at exit: $18,892

Cash invested: $61,180 (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: 393
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$1,146
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $41

Break-even live

Break-even rent $1,650

Max offer price $218,500

Occupancy floor 93%

Sensitivity live

Price	-10% $165	-5% $103	+0% $41	+5% $-21	+10% $-83
Rent	-10% $-93	-5% $-26	+0% $41	+5% $108	+10% $176
Rate	-1.0pp $151	-0.5pp $97	base $41	+0.5pp $-15	+1.0pp $-73

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: $54,625
• Closing costs: $6,555
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
883 Rustwood Dr Biloxi, MS	3.0	2.0	1188	$1,700	$1.43	23d	1	0.36mi
2171 Popps Ferry Rd Biloxi, MS	4.0	2.0	1625	$1,600	$0.98	45d	1	0.42mi
875 Laurelwood Dr Biloxi, MS	2.0	2.0	1200	$1,750	$1.46	15d	1	0.42mi
1955 Popps Ferry Rd Biloxi, MS	1.0–3.0	1.0–2.0	1347	$1,647	$1.22	45d	1	0.53mi
2411 Sunkist Country Club Rd Biloxi, MS	3.0	2.0	1592	$1,800	$1.13	45d	1	1.29mi
1735 Tribe Dr Biloxi, MS	3.0	2.0	1290	$2,195	$1.70	15d	12	1.47mi
1773 Popps Ferry Rd Biloxi, MS	1.0–2.0	1.0–2.0	968	$1,205	$1.24	15d	13	1.48mi

Listing history 6 events

1. 2026-04-10
   status Pending
2. 2026-04-07
   listed $218,500 Active
3. 2022-01-18
   soldstatus
4. 2021-08-24
   soldstatus
5. 2021-08-19
   soldstatus 195-char remark

   Show marketing remark (195 chars)

   ''Handy Man Special'' Dont miss out on this wonderful investment opportunity. Home does need work and is being sold AS IS. Great home with lots of potential located the North Bay school district.

6. 2021-08-02
   listed $95,000 195-char remark

   Show marketing remark (195 chars)

   ''Handy Man Special'' Dont miss out on this wonderful investment opportunity. Home does need work and is being sold AS IS. Great home with lots of potential located the North Bay school district.

ⓘ 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: $803 · $67/mo
• Projected year-2 tax: $1,726 · $144/mo
• Expected delta: +$923/yr (+$77/mo · 114.9%)

ⓘ 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 ≥106°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: $20,430
• − Mortgage interest: −$12,239
• − Property taxes: −$803
• − Insurance: −$1,092
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$6,356
• Taxable loss: −$3,330
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $1,293/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): 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

+130.0% since first listed

6 events — show timeline

• 2026-04-10 Pending — MLSU
• 2026-04-07 Listed $218,500 MLSU
• 2022-01-18 Sold (Public Records) — Public Records
• 2021-08-24 Sold (Public Records) — Public Records
• 2021-08-19 Sold (MLS) — MLSU
• 2021-08-02 Listed $95,000 MLSU

Property tax history

-0.0%/yr

Latest (2025): $803 · -0.1% YoY. Source: county tax records.