325 Lawler Ave · Long Beach, MS 39560

$124,900

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 7 Days on market

Built 1970 6,969 sqft lot Est $132k · 6% 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 +24.9/30.0
• ARV discount +10.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.2/10.0
• 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

Good investment opportunity! Tenant occupied for several years. Good location, easy access to everything, desirable school district.

Key facts

• Good location
• 6,969 sq ft lot
• Parking

Tags

• GOOD LOCATION
• EASY ACCESS TO HIGHWAY 90
• EASY ACCESS TO INTERSTATE 10
• TOP RATED SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.9% 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 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $124,900

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: 1.12% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $132,354
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Lawler Ave	0.00mi	3/2.0	1,026 (0%)	0mo	$124,900	$122	96
118 Lassere Cir	0.36mi	3/1.5	1,050 (+2%)	0mo	$150,000	$143	77
105 N Ida Ln	0.28mi	3/2.0	1,081 (+5%)	1mo	$139,900	$129	74
104 Lassere Cir	0.27mi	3/1.5	1,064 (+4%)	15mo	$120,000	$113	67
319 Meadow Wood Cir	0.71mi	3/1.0	1,023 (-0%)	15mo	$179,900	$176	54
914 Park Row Ave	0.25mi	4/2.0 (+1)	1,137 (+11%)	10mo	$150,000	$132	53
1608 Lewis Ave	0.70mi	3/2.0	1,100 (+7%)	0mo	$115,000	$105	51
229 Harris Avenue Ave	0.34mi	2/1.0 (-1)	914 (-11%)	18mo	$99,000	$108	46
113 8th St	0.48mi	2/1.0 (-1)	936 (-9%)	16mo	$89,000	$95	45
1417 Lewis Ave	0.69mi	3/1.5	1,075 (+5%)	19mo	$137,500	$128	42
201 S Nicholson Ave	0.58mi	2/2.0 (-1)	1,154 (+12%)	15mo	$274,000	$237	31
421 E 4th St	0.68mi	2/2.0 (-1)	1,176 (+15%)	13mo	$325,000	$276	24

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-4,636
• Equity at exit: $18,623

10-year hold

• IRR: 4.9%
• Equity multiple: 1.34×
• Total profit: $12,003
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$130 /mo · $1,556/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $268

Break-even live

Break-even rent $1,059

Max offer price $124,900

Occupancy floor 76%

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: $31,225
• Closing costs: $3,747
• 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	13d	1	0.13mi
1206 Beach Ave Gulfport, MS	3.0	2.0	1076	$1,500	$1.39	13d	1	1.01mi
1412 Jo Ellen Cir Gulfport, MS	3.0	1.5	1275	$1,050	$0.82	13d	1	1.04mi

Listing history 10 events

1. 2026-04-01
   status Pending
2. 2026-03-24
   listed $124,900 Active
3. 2022-12-05
   soldstatus
4. 2022-12-01
   soldstatus Closed 133-char remark

   Show marketing remark (133 chars)

   Good investment opportunity! Tenant occupied for several years. Good location, easy access to everything, desirable school district.

5. 2022-10-11
   status Pending 133-char remark

   Show marketing remark (133 chars)

   Good investment opportunity! Tenant occupied for several years. Good location, easy access to everything, desirable school district.

6. 2022-10-01
   listed $127,000 Active 133-char remark

   Show marketing remark (133 chars)

   Good investment opportunity! Tenant occupied for several years. Good location, easy access to everything, desirable school district.

7. 2021-06-08
   soldstatus
8. 2021-06-04
   soldstatus 526-char remark

   Show marketing remark (526 chars)

   Great starter home in Long Beach's award winning school district! 3BR/2BA Brick home features tile counter tops in kitchen and both bathrooms. Master suite boasts Trey ceiling with crown molding in bedroom, His/Her sinks, and tile wrapped shower in bath. Other two bedrooms have high ceilings (one is vaulted). Other features include: Reem AC, 6 panel interior doors, and more. Outside offers a fenced backyard and covered porch. Don't let this one get away. Call for your showing today. Buyer and Buyer's agent to verify all.

9. 2020-12-17
   listed $110,000 526-char remark

   Show marketing remark (526 chars)

   Great starter home in Long Beach's award winning school district! 3BR/2BA Brick home features tile counter tops in kitchen and both bathrooms. Master suite boasts Trey ceiling with crown molding in bedroom, His/Her sinks, and tile wrapped shower in bath. Other two bedrooms have high ceilings (one is vaulted). Other features include: Reem AC, 6 panel interior doors, and more. Outside offers a fenced backyard and covered porch. Don't let this one get away. Call for your showing today. Buyer and Buyer's agent to verify all.

10. 2009-11-30
    soldstatus

ⓘ 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: $1,556 · $130/mo
• Projected year-2 tax: $1,556 · $130/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: $16,784
• − Mortgage interest: −$6,996
• − Property taxes: −$1,556
• − Insurance: −$624
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$3,633
• Taxable income: $1,289
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $2,910/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

+13.5% since first listed

10 events — show timeline

• 2026-04-01 Pending — MLSU
• 2026-03-24 Listed $124,900 MLSU
• 2022-12-05 Sold (Public Records) — Public Records
• 2022-12-01 Sold (MLS) — MLSU
• 2022-10-11 Pending — MLSU
• 2022-10-01 Listed $127,000 MLSU
• 2021-06-08 Sold (Public Records) — Public Records
• 2021-06-04 Sold (MLS) — MLSU
• 2020-12-17 Listed $110,000 MLSU
• 2009-11-30 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,556 · +5.4% YoY. Source: county tax records.