10 Pecanwood Cv · Long Beach, MS 39560

$165,000

3 bd · 1.5 ba · 1,713 sqft · SingleFamily public records · 21 Days on market

Built 1960 Est $230k · 28% under

---

Why this score? — see what drove the B 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.9/10.0
• 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

Wonderful home located in a very established and well maintained neighborhood in the heart of Long Beach. This home has a lot to offer with above ground swimming pool with decking, beautiful hardwood floors, half bath in laundry room with outdoor access and much more. A one year Home Warranty comes with the purchase of this family home.

Key facts

• Close to the beach
• Lots of amenities
• Great schools

Tags

• CLOSE TO THE BEACH
• CLOSE TO DOWNTOWN
• LOTS OF AMENITIES
• GREAT SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $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

• It's been on market 21 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 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.

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 $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.19% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $229,542
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Gandy Cir	0.11mi	3/2.0	1,727 (+1%)	4mo	$210,000	$122	88
328 Seal Ave	0.06mi	4/2.0 (+1)	1,583 (-8%)	3mo	$212,500	$134	75
410 N Seal Ave	0.37mi	3/1.5	1,626 (-5%)	3mo	$149,000	$92	72
236 Alexander Rd	0.22mi	3/2.0	1,862 (+9%)	4mo	$185,000	$99	70
213 Oak St	0.53mi	4/2.0 (+1)	1,656 (-3%)	3mo	$175,000	$106	60
41 Linda Ln	0.55mi	3/3.0	1,734 (+1%)	10mo	$239,999	$138	58
432 Klondyke Rd	0.54mi	3/1.0	1,596 (-7%)	5mo	$119,900	$75	58
312 Church Ave	0.55mi	3/2.0	1,600 (-7%)	4mo	$299,000	$187	58
14 Le Petit Cv	0.55mi	3/2.0	1,568 (-8%)	6mo	$289,500	$185	54
121 E Second St	0.65mi	3/2.0	1,534 (-10%)	4mo	$289,500	$189	47
308 Meadowood Cir	0.43mi	4/1.5 (+1)	1,470 (-14%)	9mo	$179,900	$122	44
119 W 3rd St	0.58mi	4/2.0 (+1)	1,494 (-13%)	8mo	$335,000	$224	38

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $939
• Equity at exit: $24,602

10-year hold

• IRR: 9.1%
• Equity multiple: 1.67×
• Total profit: $30,735
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$865
• Tax from tax record: −$149 /mo · $1,782/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $467

Break-even live

Break-even rent $1,370

Max offer price $165,000

Occupancy floor 71%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 N Island View Ave Long Beach, MS	4.0	2.0	2075	$2,095	$1.01	43d	1	0.50mi
303 Twin Lakes Blvd Long Beach, MS	3.0	2.0	1233	$2,000	$1.62	13d	1	0.90mi
500 E Marigold Dr Long Beach, MS	4.0	2.0	1800	$2,300	$1.28	13d	1	0.93mi
1033 Enclave Cir Long Beach, MS	4.0	2.0	1791	$2,250	$1.26	21d	1	1.00mi
1093 Enclave Cir Long Beach, MS	4.0	2.0	1982	$2,000	$1.01	43d	1	1.12mi
5596 Daugherty Rd Long Beach, MS	3.0	2.0	1144	$1,300	$1.14	13d	1	1.35mi
129 Quarles St Long Beach, MS	4.0	2.5	1652	$2,100	$1.27	13d	1	1.39mi
218 Alverado Dr Long Beach, MS	4.0	2.0	1586	$2,050	$1.29	13d	1	1.44mi

Listing history 22 events

1. 2026-06-18
   days on market $165,000 Active 21 DOM
2. 2026-06-17
   days on market $165,000 Active 20 DOM
3. 2026-06-16
   days on market $165,000 Active 19 DOM
4. 2026-06-15
   days on market $165,000 Active 18 DOM
5. 2026-06-14
   days on market $165,000 Active 16 DOM
6. 2026-06-13
   days on market $165,000 Active 15 DOM
7. 2026-06-10
   days on market $165,000 Active 13 DOM
8. 2026-06-09
   days on market $165,000 Active 12 DOM
9. 2026-06-08
   days on market $165,000 Active 11 DOM
10. 2026-06-07
    days on market $165,000 Active 10 DOM
11. 2026-06-05
    days on market $165,000 Active 7 DOM
12. 2026-06-02
    days on market $165,000 Active 5 DOM
13. 2026-06-01
    days on market $165,000 Active 4 DOM
14. 2026-05-31
    days on market $165,000 Active 3 DOM
15. 2026-05-30
    days on market $165,000 Active 2 DOM
16. 2026-05-29
    listed $165,000 Active
17. 2023-04-05
    soldstatus
18. 2023-03-07
    historical
19. 2023-03-01
    listed $160,000 Active
20. 2018-05-25
    soldstatus
21. 2018-05-22
    soldstatus 338-char remark

    Show marketing remark (338 chars)

    Wonderful home located in a very established and well maintained neighborhood in the heart of Long Beach. This home has a lot to offer with above ground swimming pool with decking, beautiful hardwood floors, half bath in laundry room with outdoor access and much more. A one year Home Warranty comes with the purchase of this family home.

22. 2017-04-26
    listed $125,000 338-char remark

    Show marketing remark (338 chars)

    Wonderful home located in a very established and well maintained neighborhood in the heart of Long Beach. This home has a lot to offer with above ground swimming pool with decking, beautiful hardwood floors, half bath in laundry room with outdoor access and much more. A one year Home Warranty comes with the purchase of this family home.

ⓘ 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: $1,782 · $149/mo
• Projected year-2 tax: $1,782 · $149/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: $23,544
• − Mortgage interest: −$9,243
• − Property taxes: −$1,782
• − Insurance: −$825
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$4,800
• Taxable income: $3,127
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $4,859/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

+32.0% since first listed

7 events — show timeline

• 2026-05-29 Listed $165,000 FSBO.com
• 2023-04-05 Sold (Public Records) — Public Records
• 2023-03-07 Listing Removed — MLSU
• 2023-03-01 Listed $160,000 MLSU
• 2018-05-25 Sold (Public Records) — Public Records
• 2018-05-22 Sold (MLS) — MLSU
• 2017-04-26 Listed $125,000 MLSU

Property tax history

+5.9%/yr

Latest (2025): $1,782 · +5.7% YoY. Source: county tax records.