Biloxi’s supplied Zillow snapshot puts the typical city home value at $239,040 and typical observed monthly market rent at $1,386. That produces a 7.0% gross yield before every operating cost. Home value rose 2.3% year over year and rent rose 2.7%, but these are market measures, not returns on a specific property. The value equals 4.18x city median household income, while annual ZORI equals 29.1% of that income, framing buyer and renter affordability.
The city has 23,033 housing units and a 13.5% vacancy rate; renters occupy 49.9% of occupied units. This tenure mix cannot establish leasing speed for an address. ACS reports a $225,100 median home value and $1,089 median gross rent for surveyed occupied housing, with gross rent including contract rent and selected utilities. ACS and Zillow differ in sample, concept and period, so they should not be combined.
Depth indicators are mixed: 47.1% of city renters meet the ACS rent-burden definition. The stock is 57.8% single-family and 13.5% large multifamily, while 27.1% of vacant units are classified for rent; other vacancies include seasonal units, underscoring that total vacancy is not available rental inventory. Population is 6.4% higher across overlapping ACS vintages, a comparison that is not annualized and may reflect boundary changes. Median household income is $57,204, alongside a 16.4% poverty rate and 7.7% unemployment rate. These describe citywide demand constraints, not causes, tenant quality, or future demand.
At the county scope, Harrison County listings show 72 median days on market and a 21.6% price-reduced share, useful context for resale negotiation but not city performance. The Gulfport metro has 3.7 months of supply and metro jobs grew 0.4% year over year, combining moderate inventory context with limited employment growth; neither measure isolates Biloxi. The national 30-year mortgage rate is 6.66%, a financing benchmark rather than a local borrowing quote.
Underwriting is limited by citywide typicals, survey estimates, and county, metro and national indicators rather than property cash flows. Before acting, verify address-level sale and rent comparables, current lease terms, concessions, tenant payment history, physical condition, deferred maintenance, utility responsibility, and expected downtime. Obtain parcel-specific tax records, insurance and hazard quotes, association rules and fees, management pricing, and lender terms. Recalculate net income and cash flow with realistic repairs, capital reserves, turnover, collection loss, and financing; do not use gross yield as net return.