857 Marjorie St · Long Beach, MS 39560

$262,900

3 bd · 1.0 ba · 1,517 sqft · SingleFamily public records · 25 Days on market

Built 1986 0.26 ac lot Est $261k · at est.

---

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 +12.4/30.0
• ARV discount +7.2/15.0
• Schools +4.4/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled and updated home in a great location in Long Beach. New roof, refinished wood floors, new tile in wet areas, fresh paint, new kitchen,large sun room that is heated and cooled! Home has a programable Nest thermostat to help keep the home comfortable and bills low. Large back yard great for kids, pets, and entertaining. Call today for more info and to set up your showing today! **Broken window in sun room has been ordered and will be replaced**

Key facts

• Cathedral ceilings
• Designer range hood
• Updated kitchen

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• DESIGNER RANGE HOOD
• CUSTOM BUILT-IN CABINETRY
• CATHEDRAL CEILINGS
• COZY FIREPLACE

Property features AI

Finance

• Other: Lot dimensions approximately 86 x 129 x 91 x 129; Lot is fenced; Lot area about 0.26 acres
• Financial info: Financial details not provided
• HOA & community: Curbs; Sidewalks; Near entertainment

Exterior

• Parking: 2-car garage; Driveway; On-street parking; Concrete parking surfaces
• Security: Smoke detectors; Deadbolt locks
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected; Cable available
• Home design: Single-family house; One level
• Construction: Brick veneer and wood siding; Architectural shingle roof; Slab foundation; Built year from public records
• Exterior features: Front porch; Porch; Garden; Private yard; Privacy fencing in back yard; Shed(s)

Interior

• Kitchen: Dishwasher; Oven; Granite counters
• Bedrooms: Bedrooms information not specified
• Flooring: Ceramic tile; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Natural gas heating; Central air conditioning; Electric cooling; Window unit(s)
• Interior features: Ceiling fans; Granite counters; Walk-in closet(s); Insulated windows; Deadbolt locks; Fireplace in great room
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $-44 ($-532/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (27.5% below list).
• Recommended offer: $191k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.7% in Long Beach — 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 69/100 on livability (#52 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Long Beach School District (suburban): math 52% / reading 50% proficiency, ranked #9 of 130 in MS (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Thomas L Reeves Elementary School (math 37% / reading 52%, grade F, #92 of 375 statewide, top 26%, 431 students, 99% FRL); Long Beach Middle School (math 65% / reading 52%, grade B, #10 of 179 statewide, top 5%, 453 students, 99% FRL); Long Beach Senior High School (math 22% / reading 47%, grade F, #68 of 197 statewide, top 39%, 932 students, 100% FRL) — zoned schools average 99% FRL vs 43% district-wide (57 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 311 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($70k/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

• It's been on market 25 days — a 2% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $65k; list at $263k implies a 304% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,702 (27.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.73% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $260,924
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Mary Ct	0.07mi	3/2.0	1,720 (+13%)	1mo	$249,900	$145	69
205 Alyce Pl	0.35mi	3/2.0	1,435 (-5%)	3mo	$164,900	$115	68
2004 Pettits Ln	0.53mi	3/2.0	1,644 (+8%)	5mo	$283,000	$172	53
703 S Forest Ave	0.74mi	3/2.0	1,413 (-7%)	1mo	$199,900	$141	49
208 Saint Augustine Dr	0.33mi	3/2.0	1,336 (-12%)	14mo	$220,000	$165	49
1023 Enclave Cir	0.47mi	3/2.0	1,650 (+9%)	17mo	$284,900	$173	45
524 W Marigold Dr	0.17mi	4/2.0 (+1)	1,744 (+15%)	17mo	$269,500	$155	44
210 S Seashore Ave	0.68mi	3/2.0	1,392 (-8%)	14mo	$339,750	$244	39
909 Latil St	0.57mi	3/2.0	1,290 (-15%)	8mo	$204,900	$159	38
113 Sea Oaks Blvd	0.74mi	3/2.5	1,700 (+12%)	3mo	$549,900	$323	37
4281 Beatline Rd	0.61mi	3/2.0	1,735 (+14%)	14mo	$424,000	$244	32
118 Buena Vista Dr	0.67mi	3/2.0	1,728 (+14%)	13mo	$447,000	$259	31

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 · 1.93% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-47,592
• Equity at exit: $39,199

10-year hold

• IRR: -13.0%
• Equity multiple: 0.27×
• Total profit: $-53,785
• Equity at exit: $22,731

Cash invested: $73,612 (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 39560

• Home prices YoY: -25.7%
• Rents YoY: 1.9%
• Active inventory: 311
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,907 high
• Mortgage (P&I): −$1,379
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-44

Break-even live

Break-even rent $1,963

Max offer price $255,065

Occupancy floor 97%

Sensitivity live

Price	-10% $104	-5% $30	+0% $-44	+5% $-119	+10% $-193
Rent	-10% $-195	-5% $-120	+0% $-44	+5% $31	+10% $106
Rate	-1.0pp $88	-0.5pp $23	base $-44	+0.5pp $-112	+1.0pp $-182

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: $65,725
• Closing costs: $7,887
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Twin Lakes Blvd Long Beach, MS	3.0	2.0	1233	$2,000	$1.62	15d	1	0.23mi
500 E Marigold Dr Long Beach, MS	4.0	2.0	1800	$2,300	$1.28	15d	1	0.26mi
1093 Enclave Cir Long Beach, MS	4.0	2.0	1982	$2,000	$1.01	45d	1	0.44mi
1033 Enclave Cir Long Beach, MS	4.0	2.0	1791	$2,250	$1.26	23d	1	0.53mi
504 N Island View Ave Long Beach, MS	4.0	2.0	2075	$2,095	$1.01	45d	1	0.63mi
4401 Beatline Rd Long Beach, MS	2.0	2.0	1098	$1,366	$1.24	15d	1	0.69mi
4401 Beatline Rd Long Beach, MS	2.0	2.0	1098	$1,156	$1.05	45d	1	0.69mi
4401 Beatline Rd Long Beach, MS	2.0	2.0	1098	$1,267	$1.15	23d	1	0.69mi
1000 Arbor Station Dr Long Beach, MS	1.0–3.0	1.0–2.0	1281	$1,669	$1.30	13d	1	0.82mi
17 Alexandria Grace Dr Long Beach, MS	4.0	2.0	2120	$2,500	$1.18	23d	1	0.91mi
24 Pelican Cove Ln Long Beach, MS	3.0	2.0	1968	$1,900	$0.97	13d	1	0.93mi
12 Red Oak Dr Long Beach, MS	4.0	2.0	2204	$2,400	$1.09	45d	1	1.07mi
2012 W Second St Long Beach, MS	1.0–3.0	1.0–2.0	1125	$1,550	$1.38	4d	17	1.09mi
7 Oak Alley Ln Long Beach, MS	2.0	2.5	1520	$2,600	$1.71	15d	1	1.17mi
1210 Spring Dr Long Beach, MS	3.0	2.0	1938	$1,800	$0.93	15d	1	1.31mi
5596 Daugherty Rd Long Beach, MS	3.0	2.0	1144	$1,300	$1.14	15d	1	1.36mi

Listing history 22 events

1. 2026-06-22
   days on market $262,900 Active 25 DOM
2. 2026-06-18
   days on market $262,900 Active 22 DOM
3. 2026-06-17
   days on market $262,900 Active 21 DOM
4. 2026-06-16
   days on market $262,900 Active 20 DOM
5. 2026-06-15
   days on market $262,900 Active 19 DOM
6. 2026-06-14
   pricedays on market $262,900 Active 17 DOM
7. 2026-06-13
   days on market $263,900 Active 16 DOM
8. 2026-06-10
   days on market $263,900 Active 14 DOM
9. 2026-06-09
   days on market $263,900 Active 13 DOM
10. 2026-06-08
    days on market $263,900 Active 12 DOM
11. 2026-06-07
    pricedays on market $263,900 Active 11 DOM
12. 2026-06-05
    days on market $264,900 Active 8 DOM
13. 2026-06-02
    days on market $264,900 Active 6 DOM
14. 2026-06-01
    days on market $264,900 Active 5 DOM
15. 2026-05-31
    days on market $264,900 Active 4 DOM
16. 2026-05-30
    days on market $264,900 Active 3 DOM
17. 2026-05-27
    listed $264,900 Active
18. 2018-09-28
    soldstatus $65,000
19. 2018-09-27
    soldstatus 469-char remark

    Show marketing remark (469 chars)

    Completely remodeled and updated home in a great location in Long Beach. New roof, refinished wood floors, new tile in wet areas, fresh paint, new kitchen,large sun room that is heated and cooled! Home has a programable Nest thermostat to help keep the home comfortable and bills low. Large back yard great for kids, pets, and entertaining. Call today for more info and to set up your showing today! **Broken window in sun room has been ordered and will be replaced**

20. 2018-08-08
    listed $170,000 469-char remark

    Show marketing remark (469 chars)

    Completely remodeled and updated home in a great location in Long Beach. New roof, refinished wood floors, new tile in wet areas, fresh paint, new kitchen,large sun room that is heated and cooled! Home has a programable Nest thermostat to help keep the home comfortable and bills low. Large back yard great for kids, pets, and entertaining. Call today for more info and to set up your showing today! **Broken window in sun room has been ordered and will be replaced**

21. 2018-05-30
    soldstatus
22. 2004-11-18
    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: $752 · $63/mo
• Projected year-2 tax: $2,077 · $173/mo
• Expected delta: +$1,325/yr (+$110/mo · 176.1%)

ⓘ 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 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,884
• − Mortgage interest: −$14,726
• − Property taxes: −$752
• − Insurance: −$1,314
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$7,648
• Taxable loss: −$5,218
• Est. tax savings @ 24.0%: +$1,252
• After-tax cash flow: $720/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: Long Beach School District
• NCES district ID: 2802670
• Math proficiency: 52% ▼ -8.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $50,548
• Composite: 43.68/100
• National rank: #2955
• State rank: #9 of 130 in MS

Livability — Long Beach

• Score: 69/100
• State rank: #52
• US rank: #8554

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long Beach, MS
• County: Harrison County · 178,171 people
• City population: 18,702
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 18,702
• Household income: $69,769
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 658.0

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 (80%)
• Race & ethnicity: White 80% Black 10% Two or more races 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 6% Slovak 2% Serbian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 2% Tagalog/Filipino 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: ▼ -67.49%
• Current HPI: 195.0807
• Rent YoY: ▲ 1.93%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+55.8% since first listed

6 events — show timeline

• 2026-05-27 Listed $264,900 MLSU
• 2018-09-28 Sold (Public Records) $65,000 Public Records
• 2018-09-27 Sold (MLS) — MLSU
• 2018-08-08 Listed $170,000 MLSU
• 2018-05-30 Sold (Public Records) — Public Records
• 2004-11-18 Sold (Public Records) — Public Records

Property tax history

-5.4%/yr

Latest (2025): $752 · +0.8% YoY. Source: county tax records.