245 Mcdonnell #105 · Biloxi, MS 39531

$105,000

1 bd · 1.0 ba · 608 sqft · Condo · 51 Days on market

Built 1970 Good condition $173/sqft · 21% below area Est $133k · 21% under $228/mo HOA · 19% of rent

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• 1% rule +6.2/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 245 McDonnell Avenue #105 in Biloxi! Enjoy easy coastal living in a convenient location just minutes from the beautiful Gulf Coast beaches, casinos, dining, shopping, entertainment and more. This condo offers access to a community swimming pool, perfect for relaxing and enjoying the Mississippi Gulf Coast lifestyle. Whether you're looking for a primary residence or weekend getaway , this Biloxi condo puts you close to everything the area has to offer. Schedule your showing today!

Key facts

• Gulf coast beaches
• Convenient location
• $228 HOA

Tags

• COMMUNITY SWIMMING POOL
• GULF COAST BEACHES
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-24 ($-290/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (3.3% below list).
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $101k (3.3% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 3.9% 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; 331 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $726 of loan paydown is wiped out by about $3k 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 51 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $101,499 (3.3% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 6.02%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 7.4

CMA / ARV

• ARV (median comp): $133,006
• List price: $105,000
• Delta: -21.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1664 Beach Blvd Unit C80	0.55mi	1/1.0	618 (+2%)	4mo	$125,000	$202	68
1664 Beach Blvd #78	0.58mi	1/1.0	621 (+2%)	9mo	$115,000	$185	62
1664 Beach Blvd #165	0.58mi	1/1.0	621 (+2%)	14mo	$140,000	$225	58
245 Mcdonnell Ave #248	0.00mi	2/1.0 (+1)	739 (+22%)	16mo	$64,900	$88	57
1664 Beach Blvd #77	0.58mi	1/1.0	621 (+2%)	17mo	$138,000	$222	56
245 Mcdonnell Ave Unit D-226	0.08mi	2/1.0 (+1)	742 (+22%)	15mo	$69,000	$93	53
1664 Beach Blvd #164	0.58mi	1/1.0	700 (+15%)	3mo	$135,000	$193	46
321 Hiller Dr	0.50mi	2/1.0 (+1)	742 (+22%)	7mo	$75,000	$101	41
340 Stone Cir	0.60mi	2/1.0 (+1)	725 (+19%)	3mo	$110,000	$152	40
179 Summer Pl	1.24mi	2/1.0 (+1)	739 (+22%)	3mo	$175,900	$238	32
2008 Greater Ave	0.74mi	2/1.0 (+1)	750 (+23%)	14mo	$45,000	$60	24
171 Orchid St	1.00mi	2/1.0 (+1)	696 (+14%)	17mo	$75,000	$108	22

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: -22.2%
• Equity multiple: 0.26×
• Total profit: $-21,790
• Equity at exit: $15,656

10-year hold

• IRR: -30.9%
• Equity multiple: -0.14×
• Total profit: $-33,439
• Equity at exit: $9,078

Cash invested: $29,400 (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 39531

• Home prices YoY: -13.0%
• Rents YoY: 0.1%
• Active inventory: 331
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$228
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-24

Break-even live

Break-even rent $1,207

Max offer price $101,499

Occupancy floor 97%

Sensitivity live

Price	-10% $48	-5% $12	+0% $-24	+5% $-60	+10% $-97
Rent	-10% $-117	-5% $-71	+0% $-24	+5% $22	+10% $69
Rate	-1.0pp $29	-0.5pp $3	base $-24	+0.5pp $-51	+1.0pp $-79

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: $26,250
• Closing costs: $3,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
245 Mc Donnell Ave Unit E-131 Biloxi, MS	2.0	1.0	745	$995	$1.34	184d	1	0.02mi
245 Mc Donnell Ave Unit I-164 Biloxi, MS	2.0	1.0	745	$2,000	$2.68	10d	1	0.02mi
245 Mc Donnell Ave Unit G-147 Biloxi, MS	1.0	1.0	608	$1,500	$2.47	162d	1	0.02mi
245 Mc Donnell Ave Unit B-209 Biloxi, MS	1.0	1.0	608	$895	$1.47	10d	1	0.06mi
245 Mc Donnell Ave Unit F-237 Biloxi, MS	2.0	1.0	745	$995	$1.34	10d	1	0.06mi
245 McDonnell Ave Biloxi, MS	2.0	1.0	744	$1,350	$1.81	14d	2	0.09mi
1702 Stevens St Biloxi, MS	1.0	1.0	700	$700	$1.00	10d	1	0.38mi
1702 Stevens St Biloxi, MS	1.0	1.0	700	$700	$1.00	44d	1	0.38mi
1667 Irish Hill Dr Biloxi, MS	1.0–2.0	1.0–1.5	862	$900	$1.04	0d	1	0.40mi
1910 Southern Ave Apt S1 Biloxi, MS	1.0–2.0	1.0–1.5	725	$975	$1.34	10d	2	0.49mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$1,200	$1.50	154d	2	0.54mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$1,350	$1.68	51d	2	0.54mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	667	$950	$1.42	0d	4	0.54mi
1664 Beach Blvd #1 Biloxi, MS	1.0	1.0	618	$1,700	$2.75	10d	1	0.56mi
131 Althea St Biloxi, MS	2.0	1.0	667	$1,300	$1.95	0d	1	0.58mi
340 Stone Cir Biloxi, MS	2.0	1.0	725	$1,000	$1.38	29d	1	0.62mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	10d	1	1.06mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	0d	1	1.06mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	2d	1	1.06mi
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	184d	1	1.06mi

Property features AI

Finance

• HOA & community: Association fee $228 monthlyAssociation covers accounting/legal, pest control, and pool serviceCommunity amenities include gated access, pool, and sidewalks

Exterior

• Parking: Common parking
• Security: Key card entry
• Utilities: Public waterPublic sewerElectricity connectedWater connected
• Home design: CondominiumLowrise (1–2 floors)One level
• Construction: Brick and siding exteriorSlab foundationBuilt per public records
• Exterior features: See remarks for exterior detailsCommunity pool (private unit also has in-ground pool)Gated communitySidewalksWaterfront — see remarks

Interior

• Kitchen: DishwasherElectric rangeFree‑standing refrigerator
• Bedrooms: One level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Key card entryAccessible features presentMove-in readyOutside fireplace
• Laundry & utility: Electricity connectedWater connected

HOA detail $228/mo · $2,736/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $105,000 Active 51 DOM
2. 2026-11-07
   days on market $105,000 Active 50 DOM
3. 2026-11-06
   days on market $105,000 Active 49 DOM
4. 2026-11-05
   days on market $105,000 Active 48 DOM
5. 2026-11-04
   days on market $105,000 Active 47 DOM
6. 2026-11-02
   days on market $105,000 Active 45 DOM
7. 2026-11-01
   days on market $105,000 Active 44 DOM
8. 2026-10-31
   days on market $105,000 Active 43 DOM
9. 2026-10-30
   days on market $105,000 Active 42 DOM
10. 2026-10-29
    days on market $105,000 Active 41 DOM
11. 2026-10-28
    days on market $105,000 Active 40 DOM
12. 2026-10-27
    days on market $105,000 Active 39 DOM
13. 2026-10-26
    days on market $105,000 Active 38 DOM
14. 2026-10-25
    days on market $105,000 Active 37 DOM
15. 2026-10-24
    days on market $105,000 Active 36 DOM
16. 2026-10-23
    days on market $105,000 Active 35 DOM
17. 2026-10-22
    days on market $105,000 Active 34 DOM
18. 2026-10-21
    days on market $105,000 Active 33 DOM
19. 2026-10-20
    days on market $105,000 Active 32 DOM
20. 2026-10-19
    days on market $105,000 Active 31 DOM
21. 2026-10-18
    days on market $105,000 Active 30 DOM
22. 2026-10-17
    days on market $105,000 Active 29 DOM
23. 2026-10-16
    days on market $105,000 Active 28 DOM
24. 2026-10-15
    days on market $105,000 Active 27 DOM
25. 2026-10-14
    days on market $105,000 Active 26 DOM
26. 2026-10-13
    days on market $105,000 Active 25 DOM
27. 2026-10-12
    days on market $105,000 Active 24 DOM
28. 2026-10-11
    days on market $105,000 Active 23 DOM
29. 2026-10-10
    days on market $105,000 Active 22 DOM
30. 2026-10-09
    days on market $105,000 Active 21 DOM
31. 2026-10-08
    days on market $105,000 Active 20 DOM
32. 2026-10-07
    days on market $105,000 Active 19 DOM
33. 2026-10-06
    days on market $105,000 Active 18 DOM
34. 2026-10-05
    days on market $105,000 Active 17 DOM
35. 2026-10-04
    days on market $105,000 Active 16 DOM
36. 2026-10-03
    days on market $105,000 Active 15 DOM
37. 2026-10-02
    days on market $105,000 Active 14 DOM
38. 2026-10-01
    days on market $105,000 Active 13 DOM
39. 2026-09-30
    days on market $105,000 Active 12 DOM
40. 2026-09-29
    days on market $105,000 Active 11 DOM
41. 2026-09-28
    days on market $105,000 Active 10 DOM
42. 2026-09-27
    days on market $105,000 Active 9 DOM
43. 2026-09-26
    days on market $105,000 Active 8 DOM
44. 2026-09-25
    days on market $105,000 Active 7 DOM
45. 2026-09-24
    days on market $105,000 Active 6 DOM
46. 2026-09-24
    days on market $105,000 Active 5 DOM
47. 2026-09-22
    days on market $105,000 Active 4 DOM
48. 2026-09-21
    days on market $105,000 Active 3 DOM
49. 2026-09-20
    days on market $105,000 Active 2 DOM
50. 2026-09-18
    remarks 659-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,118
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − HOA: −$2,736
• − Depreciation: −$3,055
• Taxable loss: −$1,913
• Est. tax savings @ 24.0%: +$459
• After-tax cash flow: $169/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab Est. rehab $3,040–$9,120 screening

This move-in ready condo is in good condition with fresh curb appeal and interior aesthetics. Minor updates to paint, landscaping, and flooring would significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in kitchen and bathrooms — Modern flooring improves aesthetics and adds value ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics ↑
• Both New lighting fixtures — Modernizes the space and improves ambiance ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Back Bay Elementary School D+ MS #59/375 Nat'l #12,398/41,679 Middle Biloxi Junior High C MS #27/179 Nat'l #3,192/14,009 High Biloxi High School C+ MS #7/197 Nat'l #3,898/17,239

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

B Composite livability gradescore 79/100

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 · 228,444 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: 8% of renters

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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%

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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%
• Languages at home: 89% English-only · Spanish 6% Arabic 1% Other Indo-European 1%

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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

Property features AI

Finance

• HOA & community: Association fee $228 monthlyAssociation covers accounting/legal, pest control, and pool serviceCommunity amenities include gated access, pool, and sidewalks

Exterior

• Parking: Common parking
• Security: Key card entry
• Utilities: Public waterPublic sewerElectricity connectedWater connected
• Home design: CondominiumLowrise (1–2 floors)One level
• Construction: Brick and siding exteriorSlab foundationBuilt per public records
• Exterior features: See remarks for exterior detailsCommunity pool (private unit also has in-ground pool)Gated communitySidewalksWaterfront — see remarks

Interior

• Kitchen: DishwasherElectric rangeFree‑standing refrigerator
• Bedrooms: One level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Key card entryAccessible features presentMove-in readyOutside fireplace
• Laundry & utility: Electricity connectedWater connected

Price history

+16.8% since first listed

4 events — show timeline

• 2026-09-18 Listed $105,000 MLSU
• 2026-03-10 Price Changed $93,000 MLSU
• 2025-11-22 Listing Removed — MLSU
• 2025-08-09 Listed $89,900 MLSU