128 Mount Bass · Long Beach, MS 39560

$159,999

3 bd · 1.5 ba · 1,012 sqft · SingleFamily public records · 4 Days on market

Built 1964 10,454 sqft lot Est $155k · at est.

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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 +22.5/30.0
• DSCR +7.2/10.0
• ARV discount +6.0/15.0
• 1% rule +5.2/10.0
• 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

HUD CASE #281-316267 SOLD AS-IS. UNINSURED. FOR FORMS ADDENDUMS, BID SHEETS, PROPERTY AVAILABILITY OR OTHER INFORMATION GO TO WWW.HOOKSVANHOLM.COM

Key facts

• Cottage-style living
• Gulf coast beaches
• Well-maintained home

Tags

• COTTAGE-STYLE LIVING
• WELL-MAINTAINED HOME
• GULF COAST BEACHES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.3% 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; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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.

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 $159,999

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $154,836
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Mount Bass	0.00mi	3/1.5	1,043 (+3%)	0mo	$159,999	$153	95
267 Alexander Rd	0.12mi	3/1.0	1,107 (+9%)	8mo	$95,000	$86	70
116 Mount Bass	0.08mi	3/1.5	1,123 (+11%)	13mo	$169,900	$151	67
311 W Old Pass Rd	0.35mi	2/1.0 (-1)	930 (-8%)	2mo	$149,900	$161	61
319 Meadow Wood Cir	0.52mi	3/1.0	1,023 (+1%)	16mo	$179,900	$176	59
6 Leisha Dr	0.50mi	3/1.5	1,000 (-1%)	21mo	$145,000	$145	58
208 Cox Ave	0.63mi	3/2.0	1,026 (+1%)	16mo	$139,900	$136	54
127 Trautman Ave	0.68mi	3/1.5	1,049 (+4%)	16mo	$289,999	$276	49
301 Klondyke Rd	0.44mi	2/1.0 (-1)	950 (-6%)	24mo	$130,000	$137	42
100 Cheri Ln	0.72mi	2/2.0 (-1)	1,143 (+13%)	17mo	$320,000	$280	24

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-10,577
• Equity at exit: $23,856

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $5,745
• Equity at exit: $13,834

Cash invested: $44,800 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,626 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$110 /mo · $1,319/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $269

Break-even live

Break-even rent $1,286

Max offer price $159,999

Occupancy floor 78%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	14d	1	0.81mi
5596 Daugherty Rd Long Beach, MS	3.0	2.0	1144	$1,300	$1.14	14d	1	1.22mi
212 Lawler Ave Long Beach, MS	2.0	1.0	822	$1,250	$1.52	14d	1	1.28mi

Listing history 5 events

1. 2026-03-31
   status Pending
2. 2026-03-27
   listed $159,999 Active
3. 2009-11-10
   soldstatus 146-char remark

   Show marketing remark (146 chars)

   HUD CASE #281-316267 SOLD AS-IS. UNINSURED. FOR FORMS ADDENDUMS, BID SHEETS, PROPERTY AVAILABILITY OR OTHER INFORMATION GO TO WWW.HOOKSVANHOLM.COM

4. 2009-09-19
   listed $60,000 146-char remark

   Show marketing remark (146 chars)

   HUD CASE #281-316267 SOLD AS-IS. UNINSURED. FOR FORMS ADDENDUMS, BID SHEETS, PROPERTY AVAILABILITY OR OTHER INFORMATION GO TO WWW.HOOKSVANHOLM.COM

5. 2004-06-21
   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: $1,319 · $110/mo
• Projected year-2 tax: $1,319 · $110/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 2/10 Low
• 🌡 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: $19,508
• − Mortgage interest: −$8,962
• − Property taxes: −$1,319
• − Insurance: −$800
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$4,655
• Taxable income: $651
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $3,068/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

+166.7% since first listed

5 events — show timeline

• 2026-03-31 Pending — MLSU
• 2026-03-27 Listed $159,999 MLSU
• 2009-11-10 Sold (MLS) — MLSU
• 2009-09-19 Listed $60,000 MLSU
• 2004-06-21 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,319 · +4.1% YoY. Source: county tax records.