1005 Alverado Dr · Long Beach, MS 39560

$179,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 6 Days on market

Built 1970 9,147 sqft lot Est $199k · 10% 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 +21.4/30.0
• ARV discount +12.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• 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

Charming brick home in an established Long Beach community with affordable taxes and no flood insurance required! This three bed two bath brick home has been well maintained with a five year old roof and a clean layout throughout. The home has custom cabinetry, gas appliances, and stone countertops in the kitchen. With a laundry room that is comparable to the size of a small bedroom- utilize this space for storage/workspace or open the wall up for additional kitchen space down the road! Each bathroom comes with a custom tiled shower, and all bedrooms have a quality closet space. Featuring an expansive parking area for your friends, your boat, and your golf cart- the exterior amenities inclu

Key facts

• Custom cabinetry
• Gas appliances
• Stone countertops

Tags

• BRICK HOME
• CUSTOM CABINETRY
• GAS APPLIANCES
• STONE COUNTERTOPS
• LAUNDRY ROOM
• CUSTOM TILED SHOWER

Property features AI

Finance

• Other: Lot about 0.21 acre

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single family residence (house); One level
• Construction: Brick and brick veneer construction; Architectural shingle roof; Slab foundation; Built in (year from public records)
• Exterior features: Shed(s)

Interior

• Kitchen: Stainless steel appliances
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Stainless steel appliances; Laundry room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $266 ($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 $173k (3.4% below list).
• Recommended offer: $173k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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; 5 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $58k; list at $179k implies a 209% 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 $172,930 (3.4% below list)

Questions for the listing agent

1. Built in 1970 — 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: 0.97% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $198,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Pimlico St	0.14mi	3/1.5	1,400 (+4%)	9mo	$163,000	$116	77
102 Jamaica St	0.21mi	3/2.0	1,362 (+1%)	14mo	$210,000	$154	77
217 Palmyra Dr	0.24mi	3/2.0	1,401 (+4%)	8mo	$210,000	$150	76
606 Saratoga Dr	0.10mi	3/1.5	1,289 (-4%)	18mo	$178,000	$138	72
100 Pampas Dr	0.19mi	3/2.0	1,474 (+10%)	8mo	$199,000	$135	69
1114 Leigh St	0.25mi	3/2.0	1,203 (-10%)	4mo	$177,500	$148	68
6067 Daugherty Rd	0.18mi	3/1.0	1,256 (-6%)	11mo	$200,000	$159	67
111 Warwick St	0.13mi	2/1.5 (-1)	1,245 (-7%)	12mo	$199,000	$160	64
198 Mcguire Dr	0.58mi	3/2.0	1,392 (+4%)	7mo	$159,900	$115	61
20243 Cliff Allen Ln	0.75mi	3/2.0	1,316 (-2%)	5mo	$219,900	$167	58
5543 Daugherty Rd	0.51mi	3/1.0	1,395 (+4%)	18mo	$139,000	$100	51
107 Clower Ave	0.66mi	3/2.0	1,476 (+10%)	14mo	$218,911	$148	41

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-13,942
• Equity at exit: $26,689

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,068
• Equity at exit: $15,477

Cash invested: $50,120 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$939
• Tax from tax record: −$87 /mo · $1,038/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $266

Break-even live

Break-even rent $1,392

Max offer price $179,000

Occupancy floor 80%

Sensitivity live

Price	-10% $368	-5% $317	+0% $266	+5% $216	+10% $165
Rent	-10% $130	-5% $198	+0% $266	+5% $335	+10% $403
Rate	-1.0pp $356	-0.5pp $312	base $266	+0.5pp $220	+1.0pp $173

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.23mi
218 Alverado Dr Long Beach, MS	4.0	2.0	1586	$2,050	$1.29	14d	1	0.25mi
5596 Daugherty Rd Long Beach, MS	3.0	2.0	1144	$1,300	$1.14	14d	1	0.27mi
20029 Sunshine Dr Long Beach, MS	2.0	2.0	879	$1,100	$1.25	44d	1	0.31mi
1033 Enclave Cir Long Beach, MS	4.0	2.0	1791	$2,250	$1.26	21d	1	1.08mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $179,000 Pending 6 DOM
2. 2026-06-05
   days on market $179,000 Active 5 DOM
3. 2026-06-02
   days on market $179,000 Active 3 DOM
4. 2026-06-01
   days on market $179,000 Active 2 DOM
5. 2026-05-30
   remarks 699-char remark
6. 2026-05-30
   listed $179,000 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: $1,038 · $87/mo
• Projected year-2 tax: $1,414 · $118/mo
• Expected delta: +$376/yr (+$31/mo · 36.2%)

ⓘ 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: $20,752
• − Mortgage interest: −$10,027
• − Property taxes: −$1,038
• − Insurance: −$895
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$5,207
• Taxable income: $264
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $3,133/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

+208.6% since first listed

2 events — show timeline

• 2026-05-30 Listed $179,000 MLSU
• 2015-03-25 Sold (Public Records) $58,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,038 · +6.1% YoY. Source: county tax records.