220 Church Ln · Long Beach, MS 39560

$115,000

1 bd · 1.0 ba · 432 sqft · Manufactured public records · 131 Days on market

Built 2008 6,534 sqft lot $266/sqft · 34% below area Est $175k · 34% 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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• 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

Nestled in the highly desirable city of Long Beach, Mississippi, this adorable cottage is your chance to embrace coastal living at an affordable price. Completely remodeled, it boasts a fresh and modern aesthetic with brand new paint, stylish light fixtures, and sleek flooring that create a warm and inviting atmosphere. With new air conditioning units and water heater, comfort is guaranteed throughout the year. Just minutes from the beach, this charming retreat offers easy access to all the delightful amenities and attractions that Long Beach has to offer. Experience the perfect blend of cozy charm and modern convenience in this cute cottage—it's a coastal dream waiting for you!

Key facts

• Completely remodeled
• Easy access to beach
• New water heater

Tags

• COMPLETELY REMODELED
• NEW AIR CONDITIONING UNITS
• NEW WATER HEATER
• EASY ACCESS TO BEACH

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $64 ($773/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 $109k (5.4% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 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 $795 of loan paydown is wiped out by about $3k 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 131 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.95% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $175,000
• List price: $115,000
• Delta: -34.29%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.93% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-15,675
• Equity at exit: $17,147

10-year hold

• IRR: -6.6%
• Equity multiple: 0.60×
• Total profit: $-12,954
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $64

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 89%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $115,000 Active 131 DOM
2. 2026-06-17
   days on market $115,000 Active 130 DOM
3. 2026-06-16
   days on market $115,000 Active 129 DOM
4. 2026-06-15
   days on market $115,000 Active 128 DOM
5. 2026-06-14
   days on market $115,000 Active 126 DOM
6. 2026-06-13
   days on market $115,000 Active 125 DOM
7. 2026-06-10
   days on market $115,000 Active 123 DOM
8. 2026-06-09
   days on market $115,000 Active 122 DOM
9. 2026-06-08
   days on market $115,000 Active 121 DOM
10. 2026-06-07
    days on market $115,000 Active 120 DOM
11. 2026-06-05
    days on market $115,000 Active 117 DOM
12. 2026-06-02
    days on market $115,000 Active 115 DOM
13. 2026-06-01
    days on market $115,000 Active 114 DOM
14. 2026-05-31
    days on market $115,000 Active 113 DOM
15. 2026-05-30
    days on market $115,000 Active 112 DOM
16. 2026-05-12
    status Active 693-char remark

    Show marketing remark (693 chars)

    Nestled in the highly desirable city of Long Beach, Mississippi, this adorable cottage is your chance to embrace coastal living at an affordable price. Completely remodeled, it boasts a fresh and modern aesthetic with brand new paint, stylish light fixtures, and sleek flooring that create a warm and inviting atmosphere. With new air conditioning units and water heater, comfort is guaranteed throughout the year. Just minutes from the beach, this charming retreat offers easy access to all the delightful amenities and attractions that Long Beach has to offer. Experience the perfect blend of cozy charm and modern convenience in this cute cottage—it's a coastal dream waiting for you!

17. 2026-05-07
    status Pending 693-char remark

    Show marketing remark (693 chars)

    Nestled in the highly desirable city of Long Beach, Mississippi, this adorable cottage is your chance to embrace coastal living at an affordable price. Completely remodeled, it boasts a fresh and modern aesthetic with brand new paint, stylish light fixtures, and sleek flooring that create a warm and inviting atmosphere. With new air conditioning units and water heater, comfort is guaranteed throughout the year. Just minutes from the beach, this charming retreat offers easy access to all the delightful amenities and attractions that Long Beach has to offer. Experience the perfect blend of cozy charm and modern convenience in this cute cottage—it's a coastal dream waiting for you!

18. 2026-03-21
    price $125,000 693-char remark

    Show marketing remark (693 chars)

    Nestled in the highly desirable city of Long Beach, Mississippi, this adorable cottage is your chance to embrace coastal living at an affordable price. Completely remodeled, it boasts a fresh and modern aesthetic with brand new paint, stylish light fixtures, and sleek flooring that create a warm and inviting atmosphere. With new air conditioning units and water heater, comfort is guaranteed throughout the year. Just minutes from the beach, this charming retreat offers easy access to all the delightful amenities and attractions that Long Beach has to offer. Experience the perfect blend of cozy charm and modern convenience in this cute cottage—it's a coastal dream waiting for you!

19. 2026-02-02
    listed $135,000 Active 693-char remark

    Show marketing remark (693 chars)

    Nestled in the highly desirable city of Long Beach, Mississippi, this adorable cottage is your chance to embrace coastal living at an affordable price. Completely remodeled, it boasts a fresh and modern aesthetic with brand new paint, stylish light fixtures, and sleek flooring that create a warm and inviting atmosphere. With new air conditioning units and water heater, comfort is guaranteed throughout the year. Just minutes from the beach, this charming retreat offers easy access to all the delightful amenities and attractions that Long Beach has to offer. Experience the perfect blend of cozy charm and modern convenience in this cute cottage—it's a coastal dream waiting for you!

20. 2025-06-05
    soldstatus
21. 2025-05-29
    soldstatus Closed 177-char remark

    Show marketing remark (177 chars)

    1 bedroom 1 bath ''Katrina Cottage'' located in Long Beach, Sold as is where is with no warranties expressed or implied, Proof of funds or pre-qualification to accompany offers.

22. 2025-05-05
    status Pending 177-char remark

    Show marketing remark (177 chars)

    1 bedroom 1 bath ''Katrina Cottage'' located in Long Beach, Sold as is where is with no warranties expressed or implied, Proof of funds or pre-qualification to accompany offers.

23. 2025-03-20
    listed $78,400 Active 177-char remark

    Show marketing remark (177 chars)

    1 bedroom 1 bath ''Katrina Cottage'' located in Long Beach, Sold as is where is with no warranties expressed or implied, Proof of funds or pre-qualification to accompany offers.

24. 2024-09-16
    status Active
25. 2024-09-06
    status Pending
26. 2024-09-06
    historical
27. 2024-08-01
    listed $89,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $13,050
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$3,345
• Taxable loss: −$1,125
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $1,043/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

+39.7% since first listed

12 events — show timeline

• 2026-05-12 Relisted — MLSU
• 2026-05-07 Pending — MLSU
• 2026-03-21 Price Changed $125,000 MLSU
• 2026-02-02 Listed $135,000 MLSU
• 2025-06-05 Sold (Public Records) — Public Records
• 2025-05-29 Sold (MLS) — MLSU
• 2025-05-05 Pending — MLSU
• 2025-03-20 Listed $78,400 MLSU
• 2024-09-16 Relisted — MLSU
• 2024-09-06 Pending — MLSU
• 2024-09-06 Listing Removed — MLSU
• 2024-08-01 Listed $89,500 MLSU

Property tax history

-3.0%/yr

Latest (2021): $201 · -7.3% YoY. Source: county tax records.