320 Lawler Ave · Long Beach, MS 39560

$142,495

3 bd · 1.5 ba · 1,026 sqft · SingleFamily public records · 79 Days on market

Built 1970 6,534 sqft lot $139/sqft · 10% above area Est $154k · 8% under

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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 +20.8/30.0
• ARV discount +10.9/15.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• 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

Recent upgrades include ceramic tile flooring throughout, HVAC system, water heater, and remodeled kitchen and bathrooms. A metal roof and wall unit in the bonus room are currently being installed. The 16' x 12' bonus room offers flexible use and can easily be connected to the primary bedroom with an interior door or kept separate with its existing exterior access. Additional features include a 12' x 16' carport, 12' x 7' utility room, and an 18' x 3.5' front porch, bringing the total space under roof to approximately 1,560 square feet. Tenants are ready to vacate within 30 days--schedule your appointment today!

Key facts

• Metal roof
• Water heater
• Remodeled kitchen

Tags

• CERAMIC TILE FLOORING
• HVAC SYSTEM
• WATER HEATER
• REMODELED KITCHEN
• REMODELED BATHROOMS
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/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 $140k (1.9% below list).
• Recommended offer: $134k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 15d 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 $985 of loan paydown is wiped out by about $4k 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 79 days — a 6% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $133,945 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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: 0.98% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (median comp): $154,266
• List price: $142,495
• Delta: -7.63%
• 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
325 Lawler Ave	0.04mi	3/2.0	1,026 (0%)	0mo	$124,900	$122	96
118 Lassere Cir	0.34mi	3/1.5	1,050 (+2%)	0mo	$150,000	$143	80
105 N Ida Ln	0.24mi	3/2.0	1,081 (+5%)	1mo	$139,900	$129	77
104 Lassere Cir	0.26mi	3/1.5	1,064 (+4%)	15mo	$120,000	$113	69
1608 Lewis Ave	0.68mi	3/2.0	1,100 (+7%)	0mo	$115,000	$105	54
914 Park Row Ave	0.29mi	4/2.0 (+1)	1,137 (+11%)	10mo	$150,000	$132	53
319 Meadow Wood Cir	0.73mi	3/1.0	1,023 (-0%)	16mo	$179,900	$176	50
113 8th St	0.44mi	2/1.0 (-1)	936 (-9%)	16mo	$89,000	$95	45
229 Harris Avenue Ave	0.35mi	2/1.0 (-1)	914 (-11%)	18mo	$99,000	$108	43
124 S Ocean Wave Ave	0.75mi	2/1.0 (-1)	960 (-6%)	12mo	$205,000	$214	37
201 S Nicholson Ave	0.57mi	2/2.0 (-1)	1,154 (+12%)	15mo	$274,000	$237	33
421 E 4th St	0.66mi	2/2.0 (-1)	1,176 (+15%)	13mo	$325,000	$276	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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-12,170
• Equity at exit: $21,246

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-667
• Equity at exit: $12,320

Cash invested: $39,899 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$747
• Tax from tax record: −$102 /mo · $1,224/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $195

Break-even live

Break-even rent $1,150

Max offer price $142,495

Occupancy floor 81%

Sensitivity live

Price	-10% $276	-5% $236	+0% $195	+5% $155	+10% $115
Rent	-10% $85	-5% $140	+0% $195	+5% $250	+10% $306
Rate	-1.0pp $267	-0.5pp $231	base $195	+0.5pp $158	+1.0pp $121

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: $35,624
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Lawler Ave Long Beach, MS	2.0	1.0	822	$1,250	$1.52	14d	1	0.08mi
1206 Beach Ave Gulfport, MS	3.0	2.0	1076	$1,500	$1.39	14d	1	1.02mi
1412 Jo Ellen Cir Gulfport, MS	3.0	1.5	1275	$1,050	$0.82	14d	1	1.07mi

Listing history 21 events

1. 2026-06-18
   days on market $142,495 Active 79 DOM
2. 2026-06-17
   days on market $142,495 Active 78 DOM
3. 2026-06-16
   days on market $142,495 Active 77 DOM
4. 2026-06-15
   price $142,495 Active 76 DOM
5. 2026-06-15
   days on market $142,500 Active 76 DOM
6. 2026-06-14
   days on market $142,500 Active 74 DOM
7. 2026-06-13
   pricedays on market $142,500 Active 73 DOM
8. 2026-06-10
   days on market $145,000 Active 71 DOM
9. 2026-06-09
   days on market $145,000 Active 70 DOM
10. 2026-06-08
    days on market $145,000 Active 69 DOM
11. 2026-06-07
    days on market $145,000 Active 68 DOM
12. 2026-06-05
    days on market $145,000 Active 65 DOM
13. 2026-06-02
    days on market $145,000 Active 63 DOM
14. 2026-06-01
    days on market $145,000 Active 62 DOM
15. 2026-05-31
    days on market $145,000 Active 61 DOM
16. 2026-05-30
    days on market $145,000 Active 60 DOM
17. 2026-05-01
    price $145,000 628-char remark

    Show marketing remark (628 chars)

    Recent upgrades include ceramic tile flooring throughout, HVAC system, water heater, and remodeled kitchen and bathrooms. A metal roof and wall unit in the bonus room are currently being installed. The 16' x 12' bonus room offers flexible use and can easily be connected to the primary bedroom with an interior door or kept separate with its existing exterior access. Additional features include a 12' x 16' carport, 12' x 7' utility room, and an 18' x 3.5' front porch, bringing the total space under roof to approximately 1,560 square feet. Tenants are ready to vacate within 30 days--schedule your appointment today!

18. 2026-03-30
    listed $150,000 Active 628-char remark

    Show marketing remark (628 chars)

    Recent upgrades include ceramic tile flooring throughout, HVAC system, water heater, and remodeled kitchen and bathrooms. A metal roof and wall unit in the bonus room are currently being installed. The 16' x 12' bonus room offers flexible use and can easily be connected to the primary bedroom with an interior door or kept separate with its existing exterior access. Additional features include a 12' x 16' carport, 12' x 7' utility room, and an 18' x 3.5' front porch, bringing the total space under roof to approximately 1,560 square feet. Tenants are ready to vacate within 30 days--schedule your appointment today!

19. 2010-12-28
    soldstatus
20. 2010-11-30
    soldstatus
21. 2010-11-08
    listed $36,000

ⓘ 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: $1,224 · $102/mo
• Projected year-2 tax: $1,224 · $102/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 1/10 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: $16,767
• − Mortgage interest: −$7,982
• − Property taxes: −$1,224
• − Insurance: −$712
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$4,145
• Taxable income: $21
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $2,338/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

+302.8% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $145,000 MLSU
• 2026-03-30 Listed $150,000 MLSU
• 2010-12-28 Sold (Public Records) — Public Records
• 2010-11-30 Sold (MLS) — MLSU
• 2010-11-08 Listed $36,000 MLSU

Property tax history

+1.4%/yr

Latest (2025): $1,224 · +5.0% YoY. Source: county tax records.