169 Dorries St · Biloxi, MS 39530

$80,000

2 bd · 2.0 ba · 848 sqft · SingleFamily public records · 15 Days on market

Built 1930 7,405 sqft lot Est $86k · 8% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +10.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home within walking distance to the beach. This quaint craftsman style cottage features: Stainless steel appliances in the kitchen with plenty of storage, spacious family room, and a fenced-in yard with a sprinkler system. The furnishings and storage shed in backyard are negotiable.

Key facts

• Versatile room
• Front porch
• Fully fenced yard

Tags

• WALKING DISTANCE TO THE BEACH
• VERSATILE ROOM
• FULLY FENCED YARD
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.2% 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.
• Zoned schools: 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: 164 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $55k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.10% ✓
• Cap rate: 18.22%
• Cash-on-cash: 42.60%
• DSCR: 2.90
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $86,496
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 Copp St	0.17mi	2/1.0	791 (-7%)	9mo	$65,000	$82	69
281 Strangi Ave	0.33mi	3/1.0 (+1)	846 (-0%)	11mo	$84,900	$100	66
512 Peyton Dr	0.14mi	2/1.0	933 (+10%)	9mo	$148,000	$159	66
167 Keller Ave	0.21mi	2/1.0	936 (+10%)	10mo	$95,500	$102	60
395 Bonner Dr	0.19mi	3/2.0 (+1)	972 (+15%)	12mo	$220,000	$226	52
195 Crawford St	0.27mi	2/1.0	744 (-12%)	17mo	$86,000	$116	48
318 Nixon St	0.66mi	2/1.0	924 (+9%)	13mo	$92,400	$100	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.48×
• Total profit: $10,796
• Equity at exit: $11,928

10-year hold

• IRR: 21.2%
• Equity multiple: 2.82×
• Total profit: $40,762
• Equity at exit: $6,917

Cash invested: $22,400 (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 39530

• Active inventory: 164
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,683 high
• Mortgage (P&I): −$420
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $369

Break-even live

Break-even rent $1,216

Max offer price $80,000

Occupancy floor 73%

Sensitivity live

Price	-10% $414	-5% $391	+0% $369	+5% $346	+10% $323
Rent	-10% $236	-5% $302	+0% $369	+5% $435	+10% $502
Rate	-1.0pp $409	-0.5pp $389	base $369	+0.5pp $348	+1.0pp $327

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Richmond Dr Biloxi, MS	3.0	2.0	1020	$1,600	$1.57	44d	1	0.12mi
520 Beach Blvd Biloxi, MS	2.0	2.0	1089	$2,950	$2.71	44d	1	0.30mi
306 4th St Biloxi, MS	2.0	1.0	1000	$1,500	$1.50	44d	1	0.42mi
129 Fayard St Biloxi, MS	1.0	1.0	800	$1,300	$1.62	21d	1	0.98mi
902 Howard Ave Biloxi, MS	1.0	1.0	850	$1,300	$1.53	44d	1	1.04mi
270 Bohn St Biloxi, MS	2.0	1.0	1050	$1,200	$1.14	45d	1	1.15mi
133 Hopkins Blvd Biloxi, MS	2.0	1.0	800	$2,400	$3.00	44d	1	1.23mi
309 Seal Ave Biloxi, MS	2.0	1.0	1100	$1,400	$1.27	21d	1	1.40mi

Listing history 9 events

1. 2025-12-10
   status Pending
2. 2025-11-24
   listed $80,000 Active
3. 2025-09-02
   historical
4. 2025-08-11
   listed $105,000 Active
5. 2018-12-18
   soldstatus
6. 2016-02-04
   soldstatus 292-char remark

   Show marketing remark (292 chars)

   Charming home within walking distance to the beach. This quaint craftsman style cottage features: Stainless steel appliances in the kitchen with plenty of storage, spacious family room, and a fenced-in yard with a sprinkler system. The furnishings and storage shed in backyard are negotiable.

7. 2016-02-04
   soldstatus $55,000

   Show marketing remark (292 chars)

   Charming home within walking distance to the beach. This quaint craftsman style cottage features: Stainless steel appliances in the kitchen with plenty of storage, spacious family room, and a fenced-in yard with a sprinkler system. The furnishings and storage shed in backyard are negotiable.

8. 2015-11-10
   listed $59,900 292-char remark

   Show marketing remark (292 chars)

   Charming home within walking distance to the beach. This quaint craftsman style cottage features: Stainless steel appliances in the kitchen with plenty of storage, spacious family room, and a fenced-in yard with a sprinkler system. The furnishings and storage shed in backyard are negotiable.

9. 2013-12-30
   soldstatus

ⓘ 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: $975 · $81/mo
• Projected year-2 tax: $975 · $81/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 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: $20,193
• − Mortgage interest: −$4,481
• − Property taxes: −$975
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$2,327
• Taxable income: $3,660
• Est. tax owed @ 24.0%: −$878
• After-tax cash flow: $3,546/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): 7,701
• Household income: $41,117
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 329.0

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 0.66)
• Race & ethnicity: White 48% Black 28% Hispanic / Latino 15% Two or more races 5% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 9% Slovak 2% Italian 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 82% English-only · Spanish 14% Vietnamese 2% 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: ▼ -108.19%
• Current HPI: 181.0603
• Rent YoY: —
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+33.6% since first listed

9 events — show timeline

• 2025-12-10 Pending — MLSU
• 2025-11-24 Listed $80,000 MLSU
• 2025-09-02 Listing Removed — MLSU
• 2025-08-11 Listed $105,000 MLSU
• 2018-12-18 Sold (Public Records) — Public Records
• 2016-02-04 Sold (Public Records) $55,000 Public Records
• 2016-02-04 Sold (MLS) — MLSU
• 2015-11-10 Listed $59,900 MLSU
• 2013-12-30 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $975 · +5.6% YoY. Source: county tax records.