103 Edmund Dr · Long Beach, MS 39560

$199,900

3 bd · 1.0 ba · 2,623 sqft · SingleFamily public records · 38 Days on market

Built 1965 10,454 sqft lot $76/sqft · 39% below area Est $330k · 39% under

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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).

• Cash flow +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 2-bath home located in an established neighborhood in Long Beach, MS--just minutes from top-rated schools in the #1 ranked school district in the state. This property features a cozy fireplace, a private swimming pool, and a functional layout with plenty of potential. Priced well below market value on a per-square-foot basis, this home presents an excellent opportunity for investors, flippers, or buyers looking to add their personal touch. With solid bones and desirable features already in place, this is a rare chance to create equity quickly. Don't miss out on this value-packed opportunity! Home being sold as is.

Key facts

• Functional layout
• Top-rated schools
• 0.24 acre lot

Tags

• PRIVATE SWIMMING POOL
• FUNCTIONAL LAYOUT
• ESTABLISHED NEIGHBORHOOD
• TOP-RATED SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/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 $196k (1.9% below list).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.6% 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.
• Market conditions: Rents rising (+1.9%/yr); 311 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $6k 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 38 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $167k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.98% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (median comp): $329,624
• List price: $199,900
• Delta: -39.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Sea Pine St	0.36mi	2/2.0 (-1)	2,500 (-5%)	13mo	$639,000	$256	55
173 Ocean Wave Ave	0.44mi	3/3.5	2,353 (-10%)	15mo	$749,000	$318	40
2 Rosalie Dr	0.75mi	4/2.5 (+1)	2,606 (-1%)	22mo	$329,900	$127	35
5050 W Beach Blvd	0.71mi	3/2.5	2,396 (-9%)	21mo	$839,000	$350	29
401 Gates Ave	0.60mi	4/2.0 (+1)	2,938 (+12%)	23mo	$199,900	$68	24
515 Gulf View Ave	0.69mi	4/3.0 (+1)	2,353 (-10%)	22mo	$599,900	$255	20

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-16,562
• Equity at exit: $29,806

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $149
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,961 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$136 /mo · $1,630/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $282

Break-even live

Break-even rent $1,604

Max offer price $199,900

Occupancy floor 81%

Sensitivity live

Price	-10% $395	-5% $339	+0% $282	+5% $225	+10% $169
Rent	-10% $127	-5% $205	+0% $282	+5% $359	+10% $437
Rate	-1.0pp $383	-0.5pp $333	base $282	+0.5pp $230	+1.0pp $177

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
945 Finley St Long Beach, MS	3.0	2.0	2080	$2,200	$1.06	14d	1	0.41mi

Listing history 8 events

1. 2026-04-13
   listed $208,900 Active 641-char remark

   Show marketing remark (641 chars)

   Spacious 4-bedroom, 2-bath home located in an established neighborhood in Long Beach, MS--just minutes from top-rated schools in the #1 ranked school district in the state. This property features a cozy fireplace, a private swimming pool, and a functional layout with plenty of potential. Priced well below market value on a per-square-foot basis, this home presents an excellent opportunity for investors, flippers, or buyers looking to add their personal touch. With solid bones and desirable features already in place, this is a rare chance to create equity quickly. Don't miss out on this value-packed opportunity! Home being sold as is.

2. 2026-04-03
   soldstatus
3. 2018-10-10
   soldstatus $167,000
4. 2010-02-19
   soldstatus
5. 2010-02-18
   soldstatus 222-char remark

   Show marketing remark (222 chars)

   Refrigerator stays. Beautiful built-in pool. Really nice family home - get in to appreciate. Separate den w/gas fireplace. Extra sunroom overlooks pool, formal dining/living room, great for entertaining, open kitchen plan.

6. 2009-11-24
   listed $169,900 222-char remark

   Show marketing remark (222 chars)

   Refrigerator stays. Beautiful built-in pool. Really nice family home - get in to appreciate. Separate den w/gas fireplace. Extra sunroom overlooks pool, formal dining/living room, great for entertaining, open kitchen plan.

7. 2006-02-10
   soldstatus
8. 2005-10-17
   listed $179,500

ⓘ 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: $1,630 · $136/mo
• Projected year-2 tax: $1,630 · $136/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $23,535
• − Mortgage interest: −$11,198
• − Property taxes: −$1,630
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$5,815
• Taxable income: $127
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $3,353/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

+16.4% since first listed

8 events — show timeline

• 2026-04-13 Listed $208,900 MLSU
• 2026-04-03 Sold (Public Records) — Public Records
• 2018-10-10 Sold (Public Records) $167,000 Public Records
• 2010-02-19 Sold (Public Records) — Public Records
• 2010-02-18 Sold (MLS) — MLSU
• 2009-11-24 Listed $169,900 MLSU
• 2006-02-10 Sold (MLS) — MLSU
• 2005-10-17 Listed $179,500 MLSU

Property tax history

+2.5%/yr

Latest (2025): $1,630 · +4.8% YoY. Source: county tax records.