20017 Sunshine Dr · Long Beach, MS 39560

$210,000

6 bd · 2.0 ba · 1,920 sqft · MultiFamily public records · 110 Days on market

Built 1991 10,454 sqft lot $109/sqft · 14% above area Est $192k · 9% over

---

Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• ARV discount +3.4/15.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to 20017 Sunshine Drive, a solid investment opportunity in desirable Long Beach, Mississippi! This well-maintained duplex offers two comfortable living units under one roof — ideal for investors, first-time buyers, or an owner-occupant seeking rental income. Each side boasts generous living space, comfortable bedrooms, and functional layouts designed for easy tenancy. With a total of 6 bedrooms and 2 bathrooms, the property delivers flexibility and strong rent-up potential in a sought-after multifamily location. Situated in a great community close to local schools, parks, shopping, dining, and Gulf Coast beaches, this duplex provides both convenience and lifestyle appeal. Whether you're adding to your investment portfolio or starting your real estate journey, 20017 Sunshine Drive is a must-see!

Key facts

• Close to parks
• Close to dining
• Close to shopping

Tags

• WELL MAINTAINED DUPLEX
• FUNCTIONAL LAYOUTS
• CLOSE TO LOCAL SCHOOLS
• CLOSE TO PARKS
• CLOSE TO SHOPPING
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive. Per door: $351/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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).
• At $3,108/mo this rent would consume 53% of the median local household income ($70k/yr) (locally 658% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; list at $210k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.04%
• DSCR: 2.03
• GRM: 5.6

CMA / ARV

• ARV (median comp): $192,322
• List price: $210,000
• Delta: 9.19%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20021 Sunshine Dr Unit A & B	0.03mi	5/4.0 (-1)	2,016 (+5%)	2mo	$235,000	$117	76
20025 Sunshine Dr	0.08mi	5/3.0 (-1)	1,979 (+3%)	14mo	$243,500	$123	70

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $7,622
• Equity at exit: $31,312

10-year hold

• IRR: 11.8%
• Equity multiple: 1.88×
• Total profit: $51,881
• Equity at exit: $18,157

Cash invested: $58,800 (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: 11.3×

Monthly cashflow live

• Estimated rent: $3,108 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$138 /mo · $1,653/yr
• Insurance: −$88
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $702

Break-even live

Break-even rent $2,219

Max offer price $210,000

Occupancy floor 72%

Sensitivity live

Price	-10% $821	-5% $762	+0% $702	+5% $643	+10% $583
Rent	-10% $457	-5% $580	+0% $702	+5% $825	+10% $948
Rate	-1.0pp $808	-0.5pp $756	base $702	+0.5pp $648	+1.0pp $593

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,108
Total (2 units)			$3,108

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21088 Pineville Rd Long Beach, MS	5.0	3.5	2454	$2,400	$0.98	14d	1	1.32mi

Listing history 35 events

1. 2026-06-18
   days on market $210,000 Active 110 DOM
2. 2026-06-17
   days on market $210,000 Active 109 DOM
3. 2026-06-16
   days on market $210,000 Active 108 DOM
4. 2026-06-15
   days on market $210,000 Active 107 DOM
5. 2026-06-14
   days on market $210,000 Active 105 DOM
6. 2026-06-13
   days on market $210,000 Active 104 DOM
7. 2026-06-10
   days on market $210,000 Active 102 DOM
8. 2026-06-09
   days on market $210,000 Active 101 DOM
9. 2026-06-08
   days on market $210,000 Active 100 DOM
10. 2026-06-07
    days on market $210,000 Active 99 DOM
11. 2026-06-05
    days on market $210,000 Active 96 DOM
12. 2026-06-02
    days on market $210,000 Active 94 DOM
13. 2026-06-01
    days on market $210,000 Active 93 DOM
14. 2026-05-31
    days on market $210,000 Active 92 DOM
15. 2026-05-30
    days on market $210,000 Active 91 DOM
16. 2026-04-21
    price $210,000 827-char remark

    Show marketing remark (827 chars)

    Welcome to 20017 Sunshine Drive, a solid investment opportunity in desirable Long Beach, Mississippi! This well-maintained duplex offers two comfortable living units under one roof — ideal for investors, first-time buyers, or an owner-occupant seeking rental income. Each side boasts generous living space, comfortable bedrooms, and functional layouts designed for easy tenancy. With a total of 6 bedrooms and 2 bathrooms, the property delivers flexibility and strong rent-up potential in a sought-after multifamily location. Situated in a great community close to local schools, parks, shopping, dining, and Gulf Coast beaches, this duplex provides both convenience and lifestyle appeal. Whether you're adding to your investment portfolio or starting your real estate journey, 20017 Sunshine Drive is a must-see!

17. 2026-04-21
    status Active 827-char remark

    Show marketing remark (827 chars)

    Welcome to 20017 Sunshine Drive, a solid investment opportunity in desirable Long Beach, Mississippi! This well-maintained duplex offers two comfortable living units under one roof — ideal for investors, first-time buyers, or an owner-occupant seeking rental income. Each side boasts generous living space, comfortable bedrooms, and functional layouts designed for easy tenancy. With a total of 6 bedrooms and 2 bathrooms, the property delivers flexibility and strong rent-up potential in a sought-after multifamily location. Situated in a great community close to local schools, parks, shopping, dining, and Gulf Coast beaches, this duplex provides both convenience and lifestyle appeal. Whether you're adding to your investment portfolio or starting your real estate journey, 20017 Sunshine Drive is a must-see!

18. 2026-04-07
    status Pending 827-char remark

    Show marketing remark (827 chars)

    Welcome to 20017 Sunshine Drive, a solid investment opportunity in desirable Long Beach, Mississippi! This well-maintained duplex offers two comfortable living units under one roof — ideal for investors, first-time buyers, or an owner-occupant seeking rental income. Each side boasts generous living space, comfortable bedrooms, and functional layouts designed for easy tenancy. With a total of 6 bedrooms and 2 bathrooms, the property delivers flexibility and strong rent-up potential in a sought-after multifamily location. Situated in a great community close to local schools, parks, shopping, dining, and Gulf Coast beaches, this duplex provides both convenience and lifestyle appeal. Whether you're adding to your investment portfolio or starting your real estate journey, 20017 Sunshine Drive is a must-see!

19. 2026-02-11
    listed $225,000 Active 827-char remark

    Show marketing remark (827 chars)

    Welcome to 20017 Sunshine Drive, a solid investment opportunity in desirable Long Beach, Mississippi! This well-maintained duplex offers two comfortable living units under one roof — ideal for investors, first-time buyers, or an owner-occupant seeking rental income. Each side boasts generous living space, comfortable bedrooms, and functional layouts designed for easy tenancy. With a total of 6 bedrooms and 2 bathrooms, the property delivers flexibility and strong rent-up potential in a sought-after multifamily location. Situated in a great community close to local schools, parks, shopping, dining, and Gulf Coast beaches, this duplex provides both convenience and lifestyle appeal. Whether you're adding to your investment portfolio or starting your real estate journey, 20017 Sunshine Drive is a must-see!

20. 2025-05-17
    historical $1,100
21. 2025-05-17
    listed $1,100
22. 2024-03-07
    historical $1,100
23. 2024-03-07
    listed $1,100
24. 2024-02-10
    historical $1,200
25. 2024-01-23
    listed $1,200
26. 2023-12-18
    soldstatus
27. 2023-12-06
    soldstatus Closed 111-char remark

    Show marketing remark (111 chars)

    Here's your chance to own your next investment property. This Duplex offers 3 bedrooms and 1 bath on each side.

28. 2023-10-16
    status Pending 111-char remark

    Show marketing remark (111 chars)

    Here's your chance to own your next investment property. This Duplex offers 3 bedrooms and 1 bath on each side.

29. 2023-08-29
    listed $200,000 Active 111-char remark

    Show marketing remark (111 chars)

    Here's your chance to own your next investment property. This Duplex offers 3 bedrooms and 1 bath on each side.

30. 2017-06-02
    soldstatus $86,500
31. 2017-05-24
    soldstatus
32. 2016-03-11
    listed $89,000
33. 2016-03-01
    historical
34. 2016-02-23
    listed $89,000
35. 2016-01-05
    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: $1,653 · $138/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$6/yr (+$1/mo · 0.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $37,296
• − Mortgage interest: −$11,763
• − Property taxes: −$1,653
• − Insurance: −$6,169
• − Repairs & maintenance: −$2,984
• − Management: −$2,984
• − Depreciation: −$6,109
• Taxable income: $5,635
• Est. tax owed @ 24.0%: −$1,352
• After-tax cash flow: $7,075/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

+136.0% since first listed

20 events — show timeline

• 2026-04-21 Price Changed $210,000 MLSU
• 2026-04-21 Relisted — MLSU
• 2026-04-07 Pending — MLSU
• 2026-02-11 Listed $225,000 MLSU
• 2025-05-17 Rental Removed $1,100 MLSU
• 2025-05-17 Listed for Rent $1,100 MLSU
• 2024-03-07 Rental Removed $1,100 MLSU
• 2024-03-07 Listed for Rent $1,100 MLSU
• 2024-02-10 Rental Removed $1,200 MLSU
• 2024-01-23 Listed for Rent $1,200 MLSU
• 2023-12-18 Sold (Public Records) — Public Records
• 2023-12-06 Sold (MLS) — MLSU
• 2023-10-16 Pending — MLSU
• 2023-08-29 Listed $200,000 MLSU
• 2017-06-02 Sold (Public Records) $86,500 Public Records
• 2017-05-24 Sold (MLS) — MLSU
• 2016-03-11 Listed $89,000 MLSU
• 2016-03-01 Listing Removed — MLSU
• 2016-02-23 Listed $89,000 MLSU
• 2016-01-05 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,653 · +4.6% YoY. Source: county tax records.