385 Lakeview Blvd · Biloxi, MS 39531

$219,000

4 bd · 1.0 ba · 1,677 sqft · SingleFamily public records · 4 Days on market

Built 1972 0.29 ac lot Est $223k · at est. $8/mo HOA

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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 +17.5/30.0
• ARV discount +8.3/15.0
• DSCR +5.5/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home situated on large fenced lot in Edgewater Estates. Fresh paint and flooring, cheery sunroom, covered screened porch, hardwood floors, new roof, new tin roof on screened in patio, new water heater , new cooktop and much more! This property is conveniently located within walking distance, or a short ride to the mall, beach, dining and shopping.

Key facts

• Spacious backyard
• Privacy fence
• Cozy fireplace

Tags

• OPEN-CONCEPT LAYOUT
• COZY FIREPLACE
• BRIGHT SUNROOM
• SCREENED-IN BACK PORCH
• PRIVACY FENCE
• SPACIOUS BACKYARD

Property features AI

Finance

• HOA & community: Homeowners association with $100 annual fee; Community near entertainment

Exterior

• Parking: 2-car garage; Total parking for 4 vehicles; Paved driveway
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick veneer exterior; Architectural shingle roof; Slab foundation; Built (year source: assessor)
• Exterior features: Private yard; Fenced yard; Front yard fencing; Rear porch; Front porch

Interior

• Kitchen: Cooktop; Oven; Dishwasher; Refrigerator
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Entrance foyer; Living room fireplace
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $167 ($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 $193k (11.7% below list).
• Recommended offer: $193k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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: moderate flood risk; 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 $193,287 (11.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.88% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $223,041
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2610 Rue Palafox	0.60mi	3/2.0 (-1)	1,740 (+4%)	2mo	$268,500	$154	55
2516 Orleans Rd	0.68mi	4/1.5	1,600 (-5%)	6mo	$139,000	$87	53
2530 Brighton Cir	0.42mi	3/2.0 (-1)	1,852 (+10%)	9mo	$159,000	$86	46
2500 Orleans Rd	0.74mi	3/2.0 (-1)	1,662 (-1%)	11mo	$174,900	$105	46
238 Perdido Cv	0.74mi	3/2.0 (-1)	1,619 (-4%)	6mo	$295,000	$182	45
326 Eastview Dr	0.20mi	3/3.0 (-1)	1,846 (+10%)	22mo	$240,000	$130	43
2531 Brighton Cir	0.39mi	3/2.0 (-1)	1,892 (+13%)	11mo	$272,000	$144	42
2616 Rue Palafox	0.59mi	3/2.0 (-1)	1,530 (-9%)	12mo	$242,000	$158	39
2519 Linwood Dr	0.72mi	3/2.0 (-1)	1,565 (-7%)	21mo	$218,500	$140	29
2219 Switzer Rd	0.71mi	4/2.0	1,499 (-11%)	21mo	$175,000	$117	28
2621 Rue Palafox	0.62mi	3/2.5 (-1)	1,918 (+14%)	14mo	$255,000	$133	25

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: -14.3%
• Equity multiple: 0.50×
• Total profit: $-30,498
• Equity at exit: $32,654

10-year hold

• IRR: -10.6%
• Equity multiple: 0.43×
• Total profit: $-34,696
• Equity at exit: $18,935

Cash invested: $61,320 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$112 /mo · $1,349/yr
• Insurance: −$91
• HOA: −$8
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $167

Break-even live

Break-even rent $1,722

Max offer price $219,000

Occupancy floor 86%

Sensitivity live

Price	-10% $291	-5% $229	+0% $167	+5% $105	+10% $43
Rent	-10% $14	-5% $91	+0% $167	+5% $243	+10% $320
Rate	-1.0pp $277	-0.5pp $223	base $167	+0.5pp $110	+1.0pp $52

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2795 Eula Rd Biloxi, MS	3.0	2.5	1550	$1,800	$1.16	14d	1	0.42mi
894 Jefferson Dr Gulfport, MS	3.0	2.5	1541	$1,675	$1.09	45d	1	0.48mi
924 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,675	$1.04	45d	1	0.48mi
910 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,675	$1.04	45d	1	0.48mi
2620 Lejuene Dr Biloxi, MS	1.0–3.0	1.0–2.0	914	$1,575	$1.72	14d	9	0.49mi
2255 Switzer Rd Gulfport, MS	1.0–3.0	1.0–2.0	1072	$1,500	$1.40	14d	12	0.60mi
2589 Santa Rosa Cv Biloxi, MS	3.0	2.0	1787	$2,500	$1.40	22d	1	0.71mi
2589 Santa Rosa Cv Biloxi, MS	3.0	2.0	1787	$2,500	$1.40	45d	1	0.71mi
2508 Shady Ln Biloxi, MS	3.0	2.0	1431	$2,100	$1.47	45d	1	0.72mi
151 Grande View Dr Biloxi, MS	1.0–3.0	1.0–2.0	1268	$1,889	$1.49	14d	23	0.95mi
2610 Demaret Dr Gulfport, MS	4.0	1.5	1700	$1,995	$1.17	45d	1	0.97mi
2387 Trafalgar Dr Biloxi, MS	3.0	2.0	1375	$1,700	$1.24	22d	1	1.12mi
2386 Merlin Cv Biloxi, MS	3.0	2.0	1500	$1,600	$1.07	14d	1	1.13mi
390 Bertucci Blvd Biloxi, MS	3.0	2.0	1358	$1,800	$1.33	45d	1	1.15mi
2668 Beach Blvd Biloxi, MS	3.0	3.0	1813	$2,900	$1.60	14d	1	1.17mi
2420 Demaret Dr Gulfport, MS	4.0	2.0	1600	$1,800	$1.12	45d	1	1.19mi
2252 Beach Dr Gulfport, MS	3.0	2.0	1691	$2,800	$1.66	45d	1	1.20mi
2436 Beach Blvd Biloxi, MS	3.0	2.0	1260	$975	$0.77	45d	1	1.26mi
2230 Beach Dr Gulfport, MS	3.0	3.0	1852	$3,195	$1.73	45d	1	1.32mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: water

Listing history 5 events

1. 2026-06-07
   statusdays on market $219,000 Pending 4 DOM
2. 2026-06-05
   days on market $219,000 Active 3 DOM
3. 2026-06-03
   days on market $219,000 Active 2 DOM
4. 2026-06-02
   remarks 699-char remark
5. 2026-06-02
   listed $219,000 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: $1,349 · $112/mo
• Projected year-2 tax: $1,730 · $144/mo
• Expected delta: +$381/yr (+$32/mo · 28.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% 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: $23,194
• − Mortgage interest: −$12,267
• − Property taxes: −$1,349
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − HOA: −$96
• − Depreciation: −$6,371
• Taxable loss: −$1,695
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $2,409/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

+56.5% since first listed

9 events — show timeline

• 2026-06-01 Listed $219,000 MLSU
• 2021-06-16 Sold (Public Records) — Public Records
• 2021-06-16 Sold (Public Records) — Public Records
• 2021-06-08 Sold (MLS) — MLSU
• 2021-04-23 Listed $189,999 MLSU
• 2015-02-13 Sold (Public Records) — Public Records
• 2013-11-12 Sold (MLS) — MLSU
• 2013-06-26 Listed $139,900 MLSU
• 2004-06-16 Sold (Public Records) — Public Records

Property tax history

-3.4%/yr

Latest (2025): $1,349 · +29.8% YoY. Source: county tax records.