789 Sharon Hills Dr · Biloxi, MS 39532

$255,000

3 bd · 1.0 ba · 1,856 sqft · SingleFamily public records · 5 Days on market

Built 1972 0.27 ac lot Est $256k · at est.

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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 +16.5/30.0
• ARV discount +7.7/15.0
• DSCR +5.1/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Estate sale! Please bring all offers! Large home in good area. Motivated seller. Nice back yard.

Key facts

• Spacious pantry
• Granite countertops
• 0.27 acre lot

Tags

• BIKING DISTANCE TO SCHOOLS
• VERSATILE FOURTH ROOM
• STAINLESS STEEL APPLIANCES
• CUSTOM NATURAL WOOD CABINETRY
• GRANITE COUNTERTOPS
• SPACIOUS PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $147 ($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 $211k (17.4% below list).
• Recommended offer: $211k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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); 392 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 37% of the median local income ($69k/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 $8k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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.
• Current owner paid $115k; list at $255k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $210,738 (17.4% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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: 0.83% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $256,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
789 Sharon Hills Dr	0.00mi	4/2.0 (+1)	1,876 (+1%)	0mo	$255,000	$136	89
757 Canterbury Dr	0.10mi	3/2.0	1,920 (+3%)	2mo	$265,000	$138	84
726 Sharon Hills Dr	0.12mi	4/2.0 (+1)	1,822 (-2%)	1mo	$246,500	$135	81
707 Holly Hills Dr	0.28mi	3/2.0	1,723 (-7%)	1mo	$365,000	$212	70
830 Bluewood Dr	0.28mi	3/2.0	1,734 (-7%)	2mo	$230,000	$133	70
856 Rustwood Dr	0.41mi	4/2.0 (+1)	1,837 (-1%)	2mo	$249,900	$136	68
2082 Juniper Dr	0.56mi	4/2.0 (+1)	1,841 (-1%)	5mo	$275,000	$149	60
712 Champagne Dr	0.39mi	3/2.0	2,102 (+13%)	1mo	$360,000	$171	55
2185 Baywood Dr	0.47mi	3/2.0	1,596 (-14%)	1mo	$224,900	$141	50
833 Bilglade Dr	0.74mi	3/2.0	1,772 (-4%)	6mo	$199,000	$112	49
882 Rustwood Dr	0.50mi	3/2.0	2,087 (+12%)	6mo	$245,000	$117	47
2090 Woodfield Ln	0.69mi	3/2.0	1,694 (-9%)	4mo	$279,900	$165	46

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-32,100
• Equity at exit: $38,021

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-16,527
• Equity at exit: $22,048

Cash invested: $71,400 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,107 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $147

Break-even live

Break-even rent $1,921

Max offer price $255,000

Occupancy floor 88%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
860 Leeward Dr Biloxi, MS	4.0	2.0	1885	$2,650	$1.41	13d	1	0.38mi
2171 Popps Ferry Rd Biloxi, MS	4.0	2.0	1625	$1,600	$0.98	43d	1	0.55mi
1955 Popps Ferry Rd Biloxi, MS	1.0–3.0	1.0–2.0	1347	$1,647	$1.22	43d	1	0.56mi
2411 Sunkist Country Club Rd Biloxi, MS	3.0	2.0	1592	$1,800	$1.13	43d	1	1.38mi
1735 Tribe Dr Biloxi, MS	3.0	2.0	1290	$2,195	$1.70	13d	12	1.43mi
495 Popps Ferry Rd #77 Biloxi, MS	2.0	2.5	1524	$2,000	$1.31	21d	1	1.48mi
630 Bay Cove Dr #313 Biloxi, MS	3.0	2.0	2310	$3,450	$1.49	21d	1	1.48mi
630 Bay Cove Dr Biloxi, MS	2.0–3.0	2.0	1780	$3,450	$1.94	43d	2	1.48mi

Listing history 5 events

1. 2026-04-28
   status Pending
2. 2026-04-23
   listed $255,000 Active
3. 2017-07-26
   soldstatus $115,000
4. 2017-07-21
   soldstatus 96-char remark

   Show marketing remark (96 chars)

   Estate sale! Please bring all offers! Large home in good area. Motivated seller. Nice back yard.

5. 2017-05-09
   listed $125,000 96-char remark

   Show marketing remark (96 chars)

   Estate sale! Please bring all offers! Large home in good area. Motivated seller. Nice back yard.

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $2,015 · $168/mo
• Expected delta: +$1,126/yr (+$94/mo · 126.8%)

ⓘ 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 ≥106°F today · 22 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: $25,289
• − Mortgage interest: −$14,284
• − Property taxes: −$888
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$7,418
• Taxable loss: −$2,623
• Est. tax savings @ 24.0%: +$630
• After-tax cash flow: $2,397/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

+104.0% since first listed

5 events — show timeline

• 2026-04-28 Pending — MLSU
• 2026-04-23 Listed $255,000 MLSU
• 2017-07-26 Sold (Public Records) $115,000 Public Records
• 2017-07-21 Sold (MLS) — MLSU
• 2017-05-09 Listed $125,000 MLSU

Property tax history

-4.9%/yr

Latest (2025): $888 · +4.5% YoY. Source: county tax records.