539 W Marigold Dr · Long Beach, MS 39560

$239,000

3 bd · 1.0 ba · 1,736 sqft · SingleFamily public records · 52 Days on market

Built 2017 10,018 sqft lot $138/sqft · 11% below area Est $251k · at est.

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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 +9.9/30.0
• ARV discount +9.7/15.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Rent growth +3.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked at the end of a cul-de-sac this home offers a layout that simply works. The open living and kitchen flow together, with a casual breakfast bar as well as dedicated dining space. Nice size pantry too! A split bedroom plan keeps the primary suite private, complete with a large walk-in closet, double sinks, soaking tub, and separate shower. Durable wood-look flooring runs throughout. Laundry room is conveniently located just off the 2-car garage--with washer and dryer included. Outside, you'll find one of the most spacious yards in the neighborhood, a covered patio, and a peaceful setting where you may even catch a glimpse of the visiting blue heron. Located just behind elementary, minutes from the beach, and outside of a flood zone. Long Beach is known for top-rated schools, a vibrant Town Green, boutique shops, great local dining, and community events year-round. Make it your own & update floors, paint, etc. with the $5,000 credit at closing that's being offered by sellers with acceptable offer terms. Make sure to check out the virtual tour and walk through from right where you are. Contact an agent to schedule your in-person visit today!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2017

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (18.4% below list).
• Recommended offer: $195k (18.4% below list) — sets the bar for 1% rule.

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; 16 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 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 $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

• It's been on market 52 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $151k; list at $239k implies a 58% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,936 (18.4% 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. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.67%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (median comp): $251,487
• List price: $239,000
• Delta: -4.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Mary Ct	0.17mi	3/2.0	1,720 (-1%)	1mo	$249,900	$145	86
602 Verbena Dr	0.22mi	4/2.0 (+1)	1,755 (+1%)	2mo	$258,000	$147	77
226 Boggs Cir	0.51mi	3/2.0	1,780 (+2%)	2mo	$314,900	$177	66
113 Sea Oaks Blvd	0.61mi	3/2.5	1,700 (-2%)	3mo	$549,900	$323	60
146 Sea Oaks Blvd	0.40mi	3/2.0	1,847 (+6%)	9mo	$459,000	$249	60
3 Chloe Ct	0.17mi	3/2.5	1,960 (+13%)	6mo	$245,000	$125	59
725 Old Savannah Dr	0.61mi	3/2.0	1,810 (+4%)	4mo	$321,040	$177	57
111 Driftwood Dr	0.49mi	3/2.0	1,854 (+7%)	7mo	$524,900	$283	56
2004 Pettits Ln	0.64mi	3/2.0	1,644 (-5%)	5mo	$283,000	$172	54
110 Driftwood Dr	0.52mi	3/2.0	1,853 (+7%)	9mo	$359,900	$194	53
114 Olson Ave	0.67mi	4/3.0 (+1)	1,600 (-8%)	7mo	$259,000	$162	37
5043 Mitchell Rd	0.69mi	3/2.0	1,980 (+14%)	6mo	$299,000	$151	35

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: -21.9%
• Equity multiple: 0.25×
• Total profit: $-50,229
• Equity at exit: $35,636

10-year hold

• IRR: -18.6%
• Equity multiple: 0.04×
• Total profit: $-64,069
• Equity at exit: $20,664

Cash invested: $66,920 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$336 /mo · $4,030/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-149

Break-even live

Break-even rent $2,138

Max offer price $212,715

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-81	+0% $-149	+5% $-216	+10% $-284
Rent	-10% $-303	-5% $-226	+0% $-149	+5% $-72	+10% $5
Rate	-1.0pp $-28	-0.5pp $-88	base $-149	+0.5pp $-211	+1.0pp $-274

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 E Marigold Dr Long Beach, MS	4.0	2.0	1800	$2,300	$1.28	14d	1	0.20mi
303 Twin Lakes Blvd Long Beach, MS	3.0	2.0	1233	$2,000	$1.62	14d	1	0.26mi
1093 Enclave Cir Long Beach, MS	4.0	2.0	1982	$2,000	$1.01	44d	1	0.59mi
504 N Island View Ave Long Beach, MS	4.0	2.0	2075	$2,095	$1.01	44d	1	0.64mi
1033 Enclave Cir Long Beach, MS	4.0	2.0	1791	$2,250	$1.26	21d	1	0.66mi
1000 Arbor Station Dr Long Beach, MS	1.0–3.0	1.0–2.0	1281	$1,669	$1.30	12d	1	0.68mi
4401 Beatline Rd Long Beach, MS	2.0	2.0	1098	$1,267	$1.15	21d	1	0.79mi
4401 Beatline Rd Long Beach, MS	2.0	2.0	1098	$1,156	$1.05	44d	1	0.79mi
4401 Beatline Rd Long Beach, MS	2.0	2.0	1098	$1,366	$1.24	14d	1	0.79mi
24 Pelican Cove Ln Long Beach, MS	3.0	2.0	1968	$1,900	$0.97	12d	1	0.86mi
2012 W Second St Long Beach, MS	1.0–3.0	1.0–2.0	1125	$1,550	$1.38	3d	17	1.01mi
17 Alexandria Grace Dr Long Beach, MS	4.0	2.0	2120	$2,500	$1.18	21d	1	1.04mi
7 Oak Alley Ln Long Beach, MS	2.0	2.5	1520	$2,600	$1.71	14d	1	1.08mi
12 Red Oak Dr Long Beach, MS	4.0	2.0	2204	$2,400	$1.09	44d	1	1.21mi
1210 Spring Dr Long Beach, MS	3.0	2.0	1938	$1,800	$0.93	14d	1	1.45mi
5596 Daugherty Rd Long Beach, MS	3.0	2.0	1144	$1,300	$1.14	14d	1	1.49mi

Listing history 17 events

1. 2026-05-18
   status Pending 1167-char remark

   Show marketing remark (1167 chars)

   Tucked at the end of a cul-de-sac this home offers a layout that simply works. The open living and kitchen flow together, with a casual breakfast bar as well as dedicated dining space. Nice size pantry too! A split bedroom plan keeps the primary suite private, complete with a large walk-in closet, double sinks, soaking tub, and separate shower. Durable wood-look flooring runs throughout. Laundry room is conveniently located just off the 2-car garage--with washer and dryer included. Outside, you'll find one of the most spacious yards in the neighborhood, a covered patio, and a peaceful setting where you may even catch a glimpse of the visiting blue heron. Located just behind elementary, minutes from the beach, and outside of a flood zone. Long Beach is known for top-rated schools, a vibrant Town Green, boutique shops, great local dining, and community events year-round. Make it your own & update floors, paint, etc. with the $5,000 credit at closing that's being offered by sellers with acceptable offer terms. Make sure to check out the virtual tour and walk through from right where you are. Contact an agent to schedule your in-person visit today!

2. 2026-04-15
   price $239,000 1167-char remark

   Show marketing remark (1167 chars)

   Tucked at the end of a cul-de-sac this home offers a layout that simply works. The open living and kitchen flow together, with a casual breakfast bar as well as dedicated dining space. Nice size pantry too! A split bedroom plan keeps the primary suite private, complete with a large walk-in closet, double sinks, soaking tub, and separate shower. Durable wood-look flooring runs throughout. Laundry room is conveniently located just off the 2-car garage--with washer and dryer included. Outside, you'll find one of the most spacious yards in the neighborhood, a covered patio, and a peaceful setting where you may even catch a glimpse of the visiting blue heron. Located just behind elementary, minutes from the beach, and outside of a flood zone. Long Beach is known for top-rated schools, a vibrant Town Green, boutique shops, great local dining, and community events year-round. Make it your own & update floors, paint, etc. with the $5,000 credit at closing that's being offered by sellers with acceptable offer terms. Make sure to check out the virtual tour and walk through from right where you are. Contact an agent to schedule your in-person visit today!

3. 2026-04-06
   price $245,000 1167-char remark

   Show marketing remark (1167 chars)

   Tucked at the end of a cul-de-sac this home offers a layout that simply works. The open living and kitchen flow together, with a casual breakfast bar as well as dedicated dining space. Nice size pantry too! A split bedroom plan keeps the primary suite private, complete with a large walk-in closet, double sinks, soaking tub, and separate shower. Durable wood-look flooring runs throughout. Laundry room is conveniently located just off the 2-car garage--with washer and dryer included. Outside, you'll find one of the most spacious yards in the neighborhood, a covered patio, and a peaceful setting where you may even catch a glimpse of the visiting blue heron. Located just behind elementary, minutes from the beach, and outside of a flood zone. Long Beach is known for top-rated schools, a vibrant Town Green, boutique shops, great local dining, and community events year-round. Make it your own & update floors, paint, etc. with the $5,000 credit at closing that's being offered by sellers with acceptable offer terms. Make sure to check out the virtual tour and walk through from right where you are. Contact an agent to schedule your in-person visit today!

4. 2026-03-26
   listed $249,000 Active 1167-char remark

   Show marketing remark (1167 chars)

   Tucked at the end of a cul-de-sac this home offers a layout that simply works. The open living and kitchen flow together, with a casual breakfast bar as well as dedicated dining space. Nice size pantry too! A split bedroom plan keeps the primary suite private, complete with a large walk-in closet, double sinks, soaking tub, and separate shower. Durable wood-look flooring runs throughout. Laundry room is conveniently located just off the 2-car garage--with washer and dryer included. Outside, you'll find one of the most spacious yards in the neighborhood, a covered patio, and a peaceful setting where you may even catch a glimpse of the visiting blue heron. Located just behind elementary, minutes from the beach, and outside of a flood zone. Long Beach is known for top-rated schools, a vibrant Town Green, boutique shops, great local dining, and community events year-round. Make it your own & update floors, paint, etc. with the $5,000 credit at closing that's being offered by sellers with acceptable offer terms. Make sure to check out the virtual tour and walk through from right where you are. Contact an agent to schedule your in-person visit today!

5. 2025-06-13
   soldstatus Closed 724-char remark

   Show marketing remark (724 chars)

   Gorgeous 3-bedroom, 2-bath home located in Old Town Gardens subdivision! This home offers comfort, space, and convenience in a peaceful cul-de-sac. This home features an open floor plan concept with wood-like laminate flooring throughout, spacious master suite with walk-in closet and large master bath, generous size pantry and laundry room. The home has a two car garage for added storage and convenience. This beautiful home has a cozy backyard that is perfect for entertaining or relaxing outdoor with your family and friends. It is also located just 3 minutes drive from Thomas Reeves elementary school and is only a 5 minute drive from the beach. Don't miss out! Call today to schedule your private tour!

6. 2025-06-13
   soldstatus

   Show marketing remark (724 chars)

   Gorgeous 3-bedroom, 2-bath home located in Old Town Gardens subdivision! This home offers comfort, space, and convenience in a peaceful cul-de-sac. This home features an open floor plan concept with wood-like laminate flooring throughout, spacious master suite with walk-in closet and large master bath, generous size pantry and laundry room. The home has a two car garage for added storage and convenience. This beautiful home has a cozy backyard that is perfect for entertaining or relaxing outdoor with your family and friends. It is also located just 3 minutes drive from Thomas Reeves elementary school and is only a 5 minute drive from the beach. Don't miss out! Call today to schedule your private tour!

7. 2025-05-02
   status Pending 724-char remark

   Show marketing remark (724 chars)

   Gorgeous 3-bedroom, 2-bath home located in Old Town Gardens subdivision! This home offers comfort, space, and convenience in a peaceful cul-de-sac. This home features an open floor plan concept with wood-like laminate flooring throughout, spacious master suite with walk-in closet and large master bath, generous size pantry and laundry room. The home has a two car garage for added storage and convenience. This beautiful home has a cozy backyard that is perfect for entertaining or relaxing outdoor with your family and friends. It is also located just 3 minutes drive from Thomas Reeves elementary school and is only a 5 minute drive from the beach. Don't miss out! Call today to schedule your private tour!

8. 2025-04-30
   price $245,900 724-char remark

   Show marketing remark (724 chars)

   Gorgeous 3-bedroom, 2-bath home located in Old Town Gardens subdivision! This home offers comfort, space, and convenience in a peaceful cul-de-sac. This home features an open floor plan concept with wood-like laminate flooring throughout, spacious master suite with walk-in closet and large master bath, generous size pantry and laundry room. The home has a two car garage for added storage and convenience. This beautiful home has a cozy backyard that is perfect for entertaining or relaxing outdoor with your family and friends. It is also located just 3 minutes drive from Thomas Reeves elementary school and is only a 5 minute drive from the beach. Don't miss out! Call today to schedule your private tour!

9. 2025-04-16
   listed $249,900 Active 724-char remark

   Show marketing remark (724 chars)

   Gorgeous 3-bedroom, 2-bath home located in Old Town Gardens subdivision! This home offers comfort, space, and convenience in a peaceful cul-de-sac. This home features an open floor plan concept with wood-like laminate flooring throughout, spacious master suite with walk-in closet and large master bath, generous size pantry and laundry room. The home has a two car garage for added storage and convenience. This beautiful home has a cozy backyard that is perfect for entertaining or relaxing outdoor with your family and friends. It is also located just 3 minutes drive from Thomas Reeves elementary school and is only a 5 minute drive from the beach. Don't miss out! Call today to schedule your private tour!

10. 2021-03-22
    soldstatus
11. 2021-03-22
    soldstatus
12. 2020-12-23
    listed $188,000
13. 2017-05-31
    soldstatus $150,854
14. 2017-05-26
    soldstatus
15. 2017-05-26
    soldstatus
16. 2017-03-30
    listed $145,790
17. 2017-02-24
    listed $144,900

ⓘ 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: $4,030 · $336/mo
• Projected year-2 tax: $4,030 · $336/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $23,392
• − Mortgage interest: −$13,388
• − Property taxes: −$4,030
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$6,953
• Taxable loss: −$5,916
• Est. tax savings @ 24.0%: +$1,420
• After-tax cash flow: $-366/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

+64.9% since first listed

17 events — show timeline

• 2026-05-18 Pending — MLSU
• 2026-04-15 Price Changed $239,000 MLSU
• 2026-04-06 Price Changed $245,000 MLSU
• 2026-03-26 Listed $249,000 MLSU
• 2025-06-13 Sold (Public Records) — Public Records
• 2025-06-13 Sold (MLS) — MLSU
• 2025-05-02 Pending — MLSU
• 2025-04-30 Price Changed $245,900 MLSU
• 2025-04-16 Listed $249,900 MLSU
• 2021-03-22 Sold (Public Records) — Public Records
• 2021-03-22 Sold (MLS) — MLSU
• 2020-12-23 Listed $188,000 MLSU
• 2017-05-31 Sold (Public Records) $150,854 Public Records
• 2017-05-26 Sold (MLS) — MLSU
• 2017-05-26 Sold (MLS) — MLSU
• 2017-03-30 Listed $145,790 MLSU
• 2017-02-24 Listed $144,900 MLSU

Property tax history

+40.3%/yr

Latest (2025): $4,030 · +185.9% YoY. Source: county tax records.