110 Jamaica St · Long Beach, MS 39560

$210,000

3 bd · 1.0 ba · 1,628 sqft · SingleFamily public records · 119 Days on market

Built 1968 0.26 ac lot $129/sqft · 8% above area Est $216k · 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 +18.5/30.0
• ARV discount +8.6/15.0
• DSCR +5.8/10.0
• 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

Charming rancher in a well established neighborhood at Quarels Elementary in Long Beach. From the curb it's easy to see the oversized yard, abundant parking, and covered front porch - perfect for your rocking chair.. When you step inside there's so much to love - new flooring throughout, granite countertops, updated lighting, and a carefully thought out floorplan - sitting room, family room, dining room and kitchen all with open yet cozy turns providing a comfortable living space. Oversized utility room! Covered back porch providing clean lines of sight to the lush back yard. Even more to love: All the windows have been replaced, New Roof installed, HVAC replaced, and newer water heater. Grab your things and move in - the heavy maintenance items have been taken care of. This one is an absolute GEM.

Key facts

• Covered front porch
• Oversized yard
• New flooring

Tags

• OVERSIZED YARD
• ABUNDANT PARKING
• COVERED FRONT PORCH
• NEW FLOORING
• GRANITE COUNTERTOPS
• UPDATED LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $199 ($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 $190k (9.5% below list).
• Recommended offer: $190k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 9 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 119 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $210k implies a 91% 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 $190,086 (9.5% below list)

Questions for the listing agent

1. It's been on market 119 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 1968 — 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: 0.91% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 9.2

CMA / ARV

• ARV (median comp): $215,503
• List price: $210,000
• Delta: -2.55%
• 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
211 Palmyra St	0.26mi	4/2.0 (+1)	1,672 (+3%)	0mo	$199,000	$119	74
100 Pampas Dr	0.20mi	3/2.0	1,474 (-10%)	8mo	$199,000	$135	64
204 Kuyrkendall Pl	0.32mi	3/2.0	1,730 (+6%)	9mo	$225,000	$130	63
100 Suffolk Dr	0.11mi	3/2.0	1,850 (+14%)	9mo	$259,000	$140	61
108 Pimlico St	0.18mi	3/1.5	1,400 (-14%)	9mo	$163,000	$116	59
217 Palmyra Dr	0.24mi	3/2.0	1,401 (-14%)	8mo	$210,000	$150	55
20042 Townsend Flurry Rd	0.47mi	4/2.0 (+1)	1,749 (+7%)	3mo	$79,000	$45	54
198 Mcguire Dr	0.43mi	3/2.0	1,392 (-14%)	7mo	$159,900	$115	46
1004 Castine Pointe Blvd	0.74mi	3/2.0	1,710 (+5%)	9mo	$285,500	$167	46
20222 Daugherty Rd	0.70mi	2/2.5 (-1)	1,556 (-4%)	9mo	$235,900	$152	42
20137 Lovers Ln	0.69mi	3/2.0	1,788 (+10%)	9mo	$275,000	$154	40
5132 Mitchell Rd	0.68mi	4/2.0 (+1)	1,853 (+14%)	10mo	$169,900	$92	28

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-23,423
• Equity at exit: $31,312

10-year hold

• IRR: -3.3%
• Equity multiple: 0.79×
• Total profit: $-12,438
• Equity at exit: $18,157

Cash invested: $58,800 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $199

Break-even live

Break-even rent $1,649

Max offer price $210,000

Occupancy floor 85%

Sensitivity live

Price	-10% $318	-5% $259	+0% $199	+5% $140	+10% $80
Rent	-10% $49	-5% $124	+0% $199	+5% $274	+10% $349
Rate	-1.0pp $305	-0.5pp $253	base $199	+0.5pp $145	+1.0pp $90

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Quarles St Long Beach, MS	4.0	2.5	1652	$2,100	$1.27	14d	1	0.15mi
218 Alverado Dr Long Beach, MS	4.0	2.0	1586	$2,050	$1.29	14d	1	0.20mi
5596 Daugherty Rd Long Beach, MS	3.0	2.0	1144	$1,300	$1.14	14d	1	0.30mi
1033 Enclave Cir Long Beach, MS	4.0	2.0	1791	$2,250	$1.26	21d	1	1.04mi
1093 Enclave Cir Long Beach, MS	4.0	2.0	1982	$2,000	$1.01	44d	1	1.17mi
1210 Spring Dr Long Beach, MS	3.0	2.0	1938	$1,800	$0.93	14d	1	1.28mi
504 N Island View Ave Long Beach, MS	4.0	2.0	2075	$2,095	$1.01	44d	1	1.31mi
303 Twin Lakes Blvd Long Beach, MS	3.0	2.0	1233	$2,000	$1.62	14d	1	1.47mi
12 Red Oak Dr Long Beach, MS	4.0	2.0	2204	$2,400	$1.09	44d	1	1.47mi

Listing history 25 events

1. 2026-06-18
   days on market $210,000 Active 119 DOM
2. 2026-06-17
   days on market $210,000 Active 118 DOM
3. 2026-06-16
   days on market $210,000 Active 117 DOM
4. 2026-06-15
   days on market $210,000 Active 116 DOM
5. 2026-06-14
   days on market $210,000 Active 114 DOM
6. 2026-06-13
   days on market $210,000 Active 113 DOM
7. 2026-06-10
   days on market $210,000 Active 111 DOM
8. 2026-06-09
   days on market $210,000 Active 110 DOM
9. 2026-06-09
   price $210,000 Active 109 DOM
10. 2026-06-08
    days on market $220,000 Active 109 DOM
11. 2026-06-07
    days on market $220,000 Active 108 DOM
12. 2026-06-05
    days on market $220,000 Active 105 DOM
13. 2026-06-02
    days on market $220,000 Active 103 DOM
14. 2026-06-01
    days on market $220,000 Active 102 DOM
15. 2026-05-31
    days on market $220,000 Active 101 DOM
16. 2026-05-30
    days on market $220,000 Active 100 DOM
17. 2026-04-27
    price $229,800 809-char remark

    Show marketing remark (809 chars)

    Charming rancher in a well established neighborhood at Quarels Elementary in Long Beach. From the curb it's easy to see the oversized yard, abundant parking, and covered front porch - perfect for your rocking chair.. When you step inside there's so much to love - new flooring throughout, granite countertops, updated lighting, and a carefully thought out floorplan - sitting room, family room, dining room and kitchen all with open yet cozy turns providing a comfortable living space. Oversized utility room! Covered back porch providing clean lines of sight to the lush back yard. Even more to love: All the windows have been replaced, New Roof installed, HVAC replaced, and newer water heater. Grab your things and move in - the heavy maintenance items have been taken care of. This one is an absolute GEM.

18. 2026-03-19
    price $235,000 809-char remark

    Show marketing remark (809 chars)

    Charming rancher in a well established neighborhood at Quarels Elementary in Long Beach. From the curb it's easy to see the oversized yard, abundant parking, and covered front porch - perfect for your rocking chair.. When you step inside there's so much to love - new flooring throughout, granite countertops, updated lighting, and a carefully thought out floorplan - sitting room, family room, dining room and kitchen all with open yet cozy turns providing a comfortable living space. Oversized utility room! Covered back porch providing clean lines of sight to the lush back yard. Even more to love: All the windows have been replaced, New Roof installed, HVAC replaced, and newer water heater. Grab your things and move in - the heavy maintenance items have been taken care of. This one is an absolute GEM.

19. 2026-02-19
    listed $240,000 Active 809-char remark

    Show marketing remark (809 chars)

    Charming rancher in a well established neighborhood at Quarels Elementary in Long Beach. From the curb it's easy to see the oversized yard, abundant parking, and covered front porch - perfect for your rocking chair.. When you step inside there's so much to love - new flooring throughout, granite countertops, updated lighting, and a carefully thought out floorplan - sitting room, family room, dining room and kitchen all with open yet cozy turns providing a comfortable living space. Oversized utility room! Covered back porch providing clean lines of sight to the lush back yard. Even more to love: All the windows have been replaced, New Roof installed, HVAC replaced, and newer water heater. Grab your things and move in - the heavy maintenance items have been taken care of. This one is an absolute GEM.

20. 2018-08-24
    soldstatus $110,000
21. 2018-08-17
    soldstatus 398-char remark

    Show marketing remark (398 chars)

    So pretty! Great updates-walking distance to Quarles Elementary. Sought after LB school district. Screened porch overlooking large fenced back yard. New granite counters and appliances (stainless) in kitchen and adjoins breakfast area.Spacious living room with fireplace. Carpet and tile-open kitchen plan adjacent to breakfast area and formal dining or living area...Precious character throughout.

22. 2018-02-03
    listed $119,900 398-char remark

    Show marketing remark (398 chars)

    So pretty! Great updates-walking distance to Quarles Elementary. Sought after LB school district. Screened porch overlooking large fenced back yard. New granite counters and appliances (stainless) in kitchen and adjoins breakfast area.Spacious living room with fireplace. Carpet and tile-open kitchen plan adjacent to breakfast area and formal dining or living area...Precious character throughout.

23. 2015-04-08
    soldstatus $90,000
24. 2015-04-07
    soldstatus
25. 2014-07-21
    listed $95,000

ⓘ 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: $1,363 · $114/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$296/yr (+$25/mo · 21.7%)

ⓘ 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 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: $22,810
• − Mortgage interest: −$11,763
• − Property taxes: −$1,363
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$6,109
• Taxable loss: −$1,125
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $2,662/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

+141.9% since first listed

9 events — show timeline

• 2026-04-27 Price Changed $229,800 MLSU
• 2026-03-19 Price Changed $235,000 MLSU
• 2026-02-19 Listed $240,000 MLSU
• 2018-08-24 Sold (Public Records) $110,000 Public Records
• 2018-08-17 Sold (MLS) — MLSU
• 2018-02-03 Listed $119,900 MLSU
• 2015-04-08 Sold (Public Records) $90,000 Public Records
• 2015-04-07 Sold (MLS) — MLSU
• 2014-07-21 Listed $95,000 MLSU

Property tax history

+2.9%/yr

Latest (2025): $1,363 · +5.6% YoY. Source: county tax records.