111 Edmund Dr · Long Beach, MS 39560

$219,900

3 bd · 1.0 ba · 1,832 sqft · SingleFamily public records · 3 Days on market

Built 1968 0.43 ac lot Est $255k · 14% 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 +15.7/30.0
• ARV discount +13.6/15.0
• DSCR +4.8/10.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained home in an award-winning school district offers the perfect blend of style and convenience. Just a short walk to the beach and USM, it boasts spacious rooms, fresh paint, updated flooring, modern light fixtures, and a stunningly renovated kitchen with stainless steel appliances. Situated on a high, dry, fenced-in 0.44-acre lot, it's ideal for kids, pets, and outdoor fun. The expansive backyard includes a detached storage shed, perfect for all your needs. Close to shopping, entertainment, and the stunning sand beaches, this property combines comfort and location. Don't miss out on this move-in-ready gem!

Key facts

• Large yard
• 0.43 acre lot
• Built 1968

Tags

• DESIRABLE NEIGHBORHOOD
• GENEROUS LIVING SPACES
• WELL-APPOINTED KITCHEN
• LARGE YARD
• EASY ACCESS TO GULF COAST

Property features AI

Exterior

• Parking: Driveway; Concrete and paved parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family house; One story; Move-in ready
• Construction: Brick veneer construction; Shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Front porch; Rear porch; Patio; Porch; Shed(s) / storage; Wood fencing in back yard; Near beach; Rectangular lot

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dead bolt locks; Private yard
• Laundry & utility: Laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $182k (17.4% below list).
• Recommended offer: $182k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% 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 $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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,592 (17.4% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.83% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $254,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1154 E Old Pass Rd	0.19mi	3/2.0	1,791 (-2%)	7mo	$249,000	$139	78
100 Valentine Dr	0.28mi	3/2.0	1,800 (-2%)	6mo	$197,500	$110	75
121 Edmund Dr	0.08mi	3/2.0	1,600 (-13%)	5mo	$225,000	$141	66
1200 7th St	0.22mi	3/2.0	1,595 (-13%)	0mo	$199,500	$125	64
107 Sea Pine St	0.39mi	3/3.0	1,965 (+7%)	1mo	$239,900	$122	61
1211 E Old Pass Rd	0.33mi	3/2.0	1,590 (-13%)	1mo	$245,000	$154	58
402 Eighth St	0.41mi	3/2.0	1,591 (-13%)	1mo	$189,900	$119	54
106 Rosemary Ave	0.69mi	4/2.0 (+1)	1,866 (+2%)	2mo	$120,000	$64	54
451 Pinecrest Cir	0.37mi	3/2.0	1,581 (-14%)	7mo	$245,000	$155	50
709 Rich Ave	0.57mi	4/2.0 (+1)	1,661 (-9%)	1mo	$249,000	$150	48
406 S Nicholson Ave	0.66mi	3/2.0	1,590 (-13%)	4mo	$269,000	$169	40
1704 62nd Ave	0.64mi	3/2.0	1,559 (-15%)	3mo	$129,000	$83	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 · 1.93% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-31,414
• Equity at exit: $32,788

10-year hold

• IRR: -7.4%
• Equity multiple: 0.55×
• Total profit: $-27,435
• Equity at exit: $19,013

Cash invested: $61,572 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $98

Break-even live

Break-even rent $1,692

Max offer price $219,900

Occupancy floor 90%

Sensitivity live

Price	-10% $222	-5% $160	+0% $98	+5% $36	+10% $-27
Rent	-10% $-45	-5% $26	+0% $98	+5% $170	+10% $241
Rate	-1.0pp $209	-0.5pp $154	base $98	+0.5pp $41	+1.0pp $-17

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.43mi
1412 Jo Ellen Cir Gulfport, MS	3.0	1.5	1275	$1,050	$0.82	14d	1	0.85mi
1129 Woodward Ave Gulfport, MS	3.0	1.0	1719	$1,300	$0.76	14d	1	1.05mi
4319 Lewis St Gulfport, MS	3.0	2.0	1371	$1,649	$1.20	14d	1	1.23mi
4115 8th St Gulfport, MS	2.0	2.5	1514	$2,375	$1.57	45d	1	1.44mi
4115 8th St Gulfport, MS	2.0	2.5	1514	$2,375	$1.57	14d	1	1.44mi

Listing history 3 events

1. 2026-06-13
   statusdays on market $219,900 Pending 3 DOM
2. 2026-06-10
   remarks 693-char remark
3. 2026-06-10
   listed $219,900 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: $1,102 · $92/mo
• Projected year-2 tax: $1,737 · $145/mo
• Expected delta: +$635/yr (+$53/mo · 57.7%)

ⓘ 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 · 22 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: $21,791
• − Mortgage interest: −$12,318
• − Property taxes: −$1,102
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$6,397
• Taxable loss: −$2,612
• Est. tax savings @ 24.0%: +$627
• After-tax cash flow: $1,802/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

+91.4% since first listed

9 events — show timeline

• 2026-06-09 Listed $219,900 MLSU
• 2025-06-06 Sold (Public Records) — Public Records
• 2025-05-23 Sold (MLS) — MLSU
• 2025-04-22 Pending — MLSU
• 2025-04-15 Listed $210,000 MLSU
• 2011-04-20 Sold (Public Records) — Public Records
• 2011-04-14 Sold (MLS) — MLSU
• 2011-03-22 Listed $114,900 MLSU
• 2004-08-11 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,102 · +4.0% YoY. Source: county tax records.