2 Chloe Ct · Long Beach, MS 39560

$259,000

4 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 45 Days on market

Built 1986 0.28 ac lot $209/sqft · 52% above area Est $249k · at est. ↓ 3% since listing

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Why this score? — see what drove the F 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 +10.5/30.0
• ARV discount +5.7/15.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a beautiful cul-de-sac in Green Acres Subdivision, this exceptionally well-maintained 4-bedroom home offers the perfect blend of comfort, functionality, and outdoor versatility. With its classic brick exterior, desirable split floor plan, and brand-new flooring in the bedrooms, this home is truly move-in ready. Inside, the spacious living room features soaring vaulted ceilings, highlighted with natural wood trim and accents. The stunning wood-burning brick fireplace creates a warm and inviting centerpiece as well. Each bedroom offers generous space, comfortably accommodating king-sized furniture. The converted garage provides a flexible fourth bedroom, playroom, home office,

Key facts

• Brick exterior
• Carpet-free home
• Split floor plan

Tags

• CUL-DE-SAC
• BRICK EXTERIOR
• SPLIT FLOOR PLAN
• CARPET-FREE HOME
• WOOD-BURNING BRICK FIREPLACE
• CONVERTED GARAGE

Property features AI

Exterior

• Parking: Attached garage (1 car) plus 1 carport space; Driveway parking; Garage faces front; RV access/parking with RV carport; Gravel and paved areas; Direct garage access
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Vinyl and brick exterior; Architectural shingle roof; Slab foundation; Built according to public records
• Exterior features: Front, side and rear porches and a patio; Private, landscaped yard with garden; Rain gutters and exterior lighting; Rain barrel/cistern; Backyard wood perimeter fencing with gate; Few trees; Level corner lot and cul-de-sac setting; RV/boat storage and a workshop

Interior

• Kitchen: Dishwasher; Disposal; Range hood; Electric water heater
• Bedrooms: Bedrooms on one level
• Flooring: Combination of tile and vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Double vanity; Smart thermostat; Storage; Vaulted ceilings; Walk-in closets; Blinds and window screens; Deadbolt locks, French doors and storm doors; Living room masonry wood-burning fireplace
• Laundry & utility: Laundry closet in hall

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (28.5% below list).
• Recommended offer: $185k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.7% in Long Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Thomas L Reeves Elementary School (math 37% / reading 52%, grade F, #92 of 375 statewide, top 26%, 431 students, 99% FRL); Long Beach Middle School (math 65% / reading 52%, grade B, #10 of 179 statewide, top 5%, 453 students, 99% FRL); Long Beach Senior High School (math 22% / reading 47%, grade F, #68 of 197 statewide, top 39%, 932 students, 100% FRL) — zoned schools average 99% FRL vs 43% district-wide (57 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 311 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 32% 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 $8k 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 45 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

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 $185,130 (28.5% 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 45 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 11.7

CMA / ARV

• ARV (median comp): $248,828
• List price: $259,000
• Delta: 4.09%
• 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
313 Twin Lakes Blvd	0.30mi	3/2.0 (-1)	1,271 (+2%)	14mo	$205,000	$161	61
104 Twin Cedar Ave	0.39mi	3/2.0 (-1)	1,151 (-7%)	2mo	$199,900	$174	60
117 Hawthorne Dr	0.43mi	3/2.0 (-1)	1,204 (-3%)	12mo	$184,900	$154	56
222 Lantana Blvd	0.40mi	3/2.0 (-1)	1,235 (-0%)	19mo	$199,900	$162	56
211 Lantana Blvd	0.48mi	3/2.0 (-1)	1,258 (+2%)	17mo	$194,900	$155	52
208 Saint Augustine Dr	0.32mi	3/2.0 (-1)	1,336 (+8%)	14mo	$220,000	$165	52
909 Latil St	0.68mi	3/2.0 (-1)	1,290 (+4%)	8mo	$204,900	$159	46
104 N Lang Ave	0.56mi	3/1.5 (-1)	1,120 (-10%)	17mo	$160,000	$143	36
703 S Forest Ave	0.73mi	3/2.0 (-1)	1,413 (+14%)	1mo	$199,900	$141	33
2003 W 2nd St	0.73mi	3/2.0 (-1)	1,382 (+12%)	10mo	$299,900	$217	30
210 S Seashore Ave	0.66mi	3/2.0 (-1)	1,392 (+12%)	14mo	$339,750	$244	28
234 White Harbor Rd	0.67mi	3/2.0 (-1)	1,374 (+11%)	18mo	$239,000	$174	27

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: -21.1%
• Equity multiple: 0.28×
• Total profit: $-52,531
• Equity at exit: $38,618

10-year hold

• IRR: -16.9%
• Equity multiple: 0.10×
• Total profit: $-64,977
• Equity at exit: $22,394

Cash invested: $72,520 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,851 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$130 /mo · $1,558/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-133

Break-even live

Break-even rent $2,020

Max offer price $235,429

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-60	+0% $-133	+5% $-207	+10% $-280
Rent	-10% $-280	-5% $-207	+0% $-133	+5% $-60	+10% $13
Rate	-1.0pp $-3	-0.5pp $-68	base $-133	+0.5pp $-201	+1.0pp $-269

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Twin Lakes Blvd Long Beach, MS	3.0	2.0	1233	$2,000	$1.62	15d	1	0.36mi
1000 Arbor Station Dr Long Beach, MS	1.0–3.0	1.0–2.0	1281	$1,669	$1.30	13d	1	0.77mi
2012 W Second St Long Beach, MS	1.0–3.0	1.0–2.0	1125	$1,550	$1.38	4d	17	0.97mi
5596 Daugherty Rd Long Beach, MS	3.0	2.0	1144	$1,300	$1.14	15d	1	1.45mi

Listing history 17 events

1. 2026-06-22
   days on market $259,000 Active 45 DOM
2. 2026-06-18
   days on market $259,000 Active 42 DOM
3. 2026-06-17
   days on market $259,000 Active 41 DOM
4. 2026-06-16
   days on market $259,000 Active 40 DOM
5. 2026-06-15
   days on market $259,000 Active 39 DOM
6. 2026-06-14
   days on market $259,000 Active 37 DOM
7. 2026-06-13
   days on market $259,000 Active 36 DOM
8. 2026-06-10
   pricedays on market $259,000 Active 34 DOM
9. 2026-06-09
   days on market $267,500 Active 33 DOM
10. 2026-06-08
    days on market $267,500 Active 32 DOM
11. 2026-06-07
    days on market $267,500 Active 31 DOM
12. 2026-06-05
    days on market $267,500 Active 28 DOM
13. 2026-06-02
    days on market $267,500 Active 26 DOM
14. 2026-06-01
    days on market $267,500 Active 25 DOM
15. 2026-05-31
    days on market $267,500 Active 24 DOM
16. 2026-05-30
    days on market $267,500 Active 23 DOM
17. 2026-05-07
    listed $267,500 Active 1940-char remark

ⓘ 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: $1,558 · $130/mo
• Projected year-2 tax: $2,046 · $171/mo
• Expected delta: +$488/yr (+$41/mo · 31.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% 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: $22,216
• − Mortgage interest: −$14,508
• − Property taxes: −$1,558
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$7,535
• Taxable loss: −$6,234
• Est. tax savings @ 24.0%: +$1,496
• After-tax cash flow: $-105/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

-3.2% since first listed

2 events — show timeline

• 2026-06-09 Price Changed $259,000 MLSU
• 2026-05-07 Listed $267,500 MLSU

Property tax history

+1.8%/yr

Latest (2025): $1,558 · +6.9% YoY. Source: county tax records.