305 Joyce Ave · Long Beach, MS 39560

$198,000

3 bd · 1.0 ba · 1,534 sqft · SingleFamily public records · 1 Days on market

Built 1983 0.25 ac lot Est $249k · 20% 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 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

Single-story brick home located at 305 Joyce Avenue in Long Beach featuring a spacious front yard, mature trees, covered front entry, and extended driveway parking. The interior offers an open living and dining area with tile flooring, crown molding, large windows, and a prominent stone fireplace with wood mantel. The kitchen includes white cabinetry, butcher-block style countertops, gray subway tile backsplash, breakfast bar, stainless refrigerator, gas range, dishwasher, and good cabinet storage. Bedrooms feature wood-look flooring, ceiling fans, neutral wall colors, and closet storage. Bathrooms include tub/shower combinations, vanity storage, and updated fixtures. Additional features in

Key facts

• Spacious front yard
• Covered front entry
• Mature trees

Tags

• SINGLE STORY BRICK HOME
• SPACIOUS FRONT YARD
• MATURE TREES
• COVERED FRONT ENTRY
• EXTENDED DRIVEWAY PARKING
• OPEN LIVING AND DINING AREA

Property features AI

Exterior

• Parking: Driveway; 2 parking spaces
• Security: Security system
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single Family Residence (house); One level; Fixer condition
• Construction: Brick veneer exterior; Asphalt shingle roof; Slab foundation; Built area approximately 1,380 (source: assessor)
• Exterior features: Patio/porch (see remarks); Back yard fencing; Fenced lot; Curbs; Near entertainment

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Ceiling fan(s); Fireplace (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/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 $194k (1.8% below list).
• Recommended offer: $194k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 13 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).
• 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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: major flood risk; 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 $194,479 (1.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 7.74%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $248,508
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
259 Reinike Rd	0.23mi	3/2.0	1,415 (-8%)	7mo	$191,000	$135	66
328 Seal Ave	0.58mi	4/2.0 (+1)	1,583 (+3%)	3mo	$212,500	$134	56
216 West Ave	0.64mi	3/2.0	1,465 (-4%)	6mo	$439,000	$300	54
114 Olson Ave	0.46mi	4/3.0 (+1)	1,600 (+4%)	7mo	$259,000	$162	53
122 Gandy Cir	0.43mi	3/2.0	1,727 (+13%)	5mo	$210,000	$122	51
400 Alexander Rd	0.54mi	2/2.0 (-1)	1,431 (-7%)	5mo	$175,000	$122	51
120 Mt. Bass	0.53mi	3/2.0	1,350 (-12%)	2mo	$242,900	$180	50
110 Oak Gardens Ave	0.38mi	3/2.0	1,324 (-14%)	9mo	$265,000	$200	48
225 Lynwood Cir	0.42mi	3/2.0	1,328 (-13%)	8mo	$215,000	$162	47
3 Mary Ct	0.61mi	3/2.0	1,720 (+12%)	1mo	$249,900	$145	46
602 Verbena Dr	0.41mi	4/2.0 (+1)	1,755 (+14%)	2mo	$258,000	$147	46
2004 Pettits Ln	0.73mi	3/2.0	1,644 (+7%)	5mo	$283,000	$172	46

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-19,006
• Equity at exit: $29,522

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,400
• Equity at exit: $17,119

Cash invested: $55,440 (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: $1,945 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$177 /mo · $2,130/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $238

Break-even live

Break-even rent $1,643

Max offer price $198,000

Occupancy floor 83%

Sensitivity live

Price	-10% $350	-5% $294	+0% $238	+5% $182	+10% $126
Rent	-10% $84	-5% $161	+0% $238	+5% $315	+10% $392
Rate	-1.0pp $338	-0.5pp $288	base $238	+0.5pp $187	+1.0pp $135

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	44d	1	0.08mi
303 Twin Lakes Blvd Long Beach, MS	3.0	2.0	1233	$2,000	$1.62	14d	1	0.38mi
500 E Marigold Dr Long Beach, MS	4.0	2.0	1800	$2,300	$1.28	14d	1	0.41mi
1033 Enclave Cir Long Beach, MS	4.0	2.0	1791	$2,250	$1.26	22d	1	0.64mi
1093 Enclave Cir Long Beach, MS	4.0	2.0	1982	$2,000	$1.01	44d	1	0.71mi
1000 Arbor Station Dr Long Beach, MS	1.0–3.0	1.0–2.0	1281	$1,669	$1.30	12d	1	1.11mi
4401 Beatline Rd Long Beach, MS	2.0	2.0	1098	$1,267	$1.15	22d	1	1.26mi
4401 Beatline Rd Long Beach, MS	2.0	2.0	1098	$1,156	$1.05	44d	1	1.26mi
4401 Beatline Rd Long Beach, MS	2.0	2.0	1098	$1,366	$1.24	14d	1	1.26mi
5596 Daugherty Rd Long Beach, MS	3.0	2.0	1144	$1,300	$1.14	14d	1	1.28mi
17 Alexandria Grace Dr Long Beach, MS	4.0	2.0	2120	$2,500	$1.18	22d	1	1.40mi
24 Pelican Cove Ln Long Beach, MS	3.0	2.0	1968	$1,900	$0.97	12d	1	1.43mi
129 Quarles St Long Beach, MS	4.0	2.5	1652	$2,100	$1.27	14d	1	1.48mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $198,000 Active 1 DOM

ⓘ 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: $2,130 · $177/mo
• Projected year-2 tax: $2,130 · $177/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $23,337
• − Mortgage interest: −$11,091
• − Property taxes: −$2,130
• − Insurance: −$990
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − Depreciation: −$5,760
• Taxable loss: −$367
• Est. tax savings @ 24.0%: +$88
• After-tax cash flow: $2,945/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

+115.5% since first listed

7 events — show timeline

• 2026-06-18 Listed $198,000 MLSU
• 2022-07-29 Sold (Public Records) — Public Records
• 2016-10-31 Sold (Public Records) — Public Records
• 2016-10-28 Sold (MLS) — MLSU
• 2016-09-15 Listed $80,000 MLSU
• 2016-03-09 Listing Removed — MLSU
• 2016-01-13 Listed $91,900 MLSU

Property tax history

+1.3%/yr

Latest (2025): $2,130 · +4.3% YoY. Source: county tax records.