101 Northwood Dr · Long Beach, MS 39560

$208,000

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 66 Days on market

Built 1977 0.25 ac lot $133/sqft · 14% below area Est $235k · 12% under

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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 +14.8/30.0
• ARV discount +12.7/15.0
• DSCR +4.5/10.0
• Schools +4.4/10.0
• 1% rule +4.1/10.0
• 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

NEW TO THE MARKET! This fantastic home in coveted Pecan Park Subdivision is waiting for you. This 3 bedroom/2 bath home sits on a quiet street and features a wood burning fireplace, rear carport, sunroom and a large workshop with electricity. Newer roof. Being sold as-is. Dishwasher does not work.

Key facts

• Newer roof
• Rear carport
• Sunroom

Tags

• WOOD BURNING FIREPLACE
• REAR CARPORT
• SUNROOM
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $57 ($679/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 $189k (9.1% below list).
• Recommended offer: $189k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 33% 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 66 days — a 6% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; list at $208k implies a 66% 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 $189,117 (9.1% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $235,389
• List price: $208,000
• Delta: -11.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 S Forest Ave	0.05mi	3/2.0	1,413 (-10%)	1mo	$199,900	$141	76
6 Cameron Cv	0.36mi	3/2.0	1,478 (-6%)	1mo	$270,900	$183	69
22 Sylvia Cv	0.41mi	3/2.0	1,478 (-6%)	0mo	$270,425	$183	67
8 Wood Cv	0.45mi	3/2.0	1,624 (+4%)	4mo	$268,940	$166	66
2004 Pettits Ln	0.44mi	3/2.0	1,644 (+5%)	5mo	$283,000	$172	63
7 Gant Ln	0.46mi	3/2.0	1,478 (-6%)	2mo	$266,946	$181	63
12 Wood Cv	0.44mi	3/2.0	1,478 (-6%)	4mo	$266,821	$181	62
18 Red Oak Dr	0.39mi	3/2.0	1,740 (+11%)	1mo	$288,147	$166	59
607 S Forest Ave	0.14mi	4/2.0 (+1)	1,794 (+14%)	2mo	$238,900	$133	59
19 Sylvia Cv	0.41mi	3/2.0	1,740 (+11%)	2mo	$289,447	$166	57
18 Eliza Ln	0.43mi	3/2.0	1,740 (+11%)	2mo	$289,617	$166	56
3 Mary Ct	0.73mi	3/2.0	1,720 (+10%)	1mo	$249,900	$145	45

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-32,087
• Equity at exit: $31,013

10-year hold

• IRR: -9.1%
• Equity multiple: 0.46×
• Total profit: $-31,275
• Equity at exit: $17,984

Cash invested: $58,240 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$1,091
• Tax est. 1.5%: −$260 /mo · $3,120/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $57

Break-even live

Break-even rent $1,820

Max offer price $208,000

Occupancy floor 92%

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Alexandria Grace Dr Long Beach, MS	4.0	2.0	2120	$2,500	$1.18	21d	1	0.37mi
12 Red Oak Dr Long Beach, MS	4.0	2.0	2204	$2,400	$1.09	44d	1	0.39mi
1093 Enclave Cir Long Beach, MS	4.0	2.0	1982	$2,000	$1.01	44d	1	0.45mi
1210 Spring Dr Long Beach, MS	3.0	2.0	1938	$1,800	$0.93	14d	1	0.51mi
1033 Enclave Cir Long Beach, MS	4.0	2.0	1791	$2,250	$1.26	21d	1	0.54mi
4401 Beatline Rd Long Beach, MS	2.0	2.0	1098	$1,366	$1.24	14d	1	0.56mi
4401 Beatline Rd Long Beach, MS	2.0	2.0	1098	$1,267	$1.15	21d	1	0.56mi
4401 Beatline Rd Long Beach, MS	2.0	2.0	1098	$1,156	$1.05	44d	1	0.56mi
5596 Daugherty Rd Long Beach, MS	3.0	2.0	1144	$1,300	$1.14	14d	1	0.88mi
303 Twin Lakes Blvd Long Beach, MS	3.0	2.0	1233	$2,000	$1.62	14d	1	0.89mi
500 E Marigold Dr Long Beach, MS	4.0	2.0	1800	$2,300	$1.28	14d	1	1.02mi
504 N Island View Ave Long Beach, MS	4.0	2.0	2075	$2,095	$1.01	44d	1	1.11mi
129 Quarles St Long Beach, MS	4.0	2.5	1652	$2,100	$1.27	14d	1	1.33mi
218 Alverado Dr Long Beach, MS	4.0	2.0	1586	$2,050	$1.29	14d	1	1.37mi
24 Pelican Cove Ln Long Beach, MS	3.0	2.0	1968	$1,900	$0.97	11d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $208,000 Active 66 DOM
2. 2026-06-17
   days on market $208,000 Active 65 DOM
3. 2026-06-16
   days on market $208,000 Active 64 DOM
4. 2026-06-15
   days on market $208,000 Active 63 DOM
5. 2026-06-14
   days on market $208,000 Active 61 DOM
6. 2026-06-13
   days on market $208,000 Active 60 DOM
7. 2026-06-10
   days on market $208,000 Active 58 DOM
8. 2026-06-09
   days on market $208,000 Active 57 DOM
9. 2026-06-08
   days on market $208,000 Active 56 DOM
10. 2026-06-07
    days on market $208,000 Active 55 DOM
11. 2026-06-05
    days on market $208,000 Active 52 DOM
12. 2026-06-02
    days on market $208,000 Active 50 DOM
13. 2026-06-01
    days on market $208,000 Active 49 DOM
14. 2026-05-31
    days on market $208,000 Active 48 DOM
15. 2026-05-30
    days on market $208,000 Active 47 DOM
16. 2026-04-12
    listed $208,000 Active 298-char remark

    Show marketing remark (298 chars)

    NEW TO THE MARKET! This fantastic home in coveted Pecan Park Subdivision is waiting for you. This 3 bedroom/2 bath home sits on a quiet street and features a wood burning fireplace, rear carport, sunroom and a large workshop with electricity. Newer roof. Being sold as-is. Dishwasher does not work.

17. 2017-03-15
    soldstatus $125,000
18. 2004-10-15
    soldstatus

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $22,694
• − Mortgage interest: −$11,651
• − Property taxes: −$3,120
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − Depreciation: −$6,051
• Taxable loss: −$2,799
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $1,351/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

+66.4% since first listed

3 events — show timeline

• 2026-04-12 Listed $208,000 MLSU
• 2017-03-15 Sold (Public Records) $125,000 Public Records
• 2004-10-15 Sold (Public Records) — Public Records

Property tax history

-14.1%/yr

Latest (2025): $410 · +0.8% YoY. Source: county tax records.