2 Pecanwood Cv · Long Beach, MS 39560

$235,000

3 bd · 1.0 ba · 1,460 sqft · SingleFamily public records · 28 Days on market

Built 1960 0.30 ac lot $161/sqft · 40% above area Est $206k · 14% over

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Why this score? — see what drove the D- 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 +14.0/30.0
• Schools +4.4/10.0
• DSCR +4.2/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Truly immaculate inside and outside and in ready to move-in condition! Conveniently located in semi-private cul-de-sac with easy access to all needed services, stores and churches. Long Beach is known for its feeling like a small town community atmosphere and excellent school system. Master walk-in closet is one of the biggest ever seen! It is apparent this home has been maintained in excellent condition.

Key facts

• 0.3 acre lot
• 6 parking spots
• Built 1960

Tags

• SEMI-PRIVATE CUL-DE-SAC
• EASY ACCESS TO SERVICES
• MASTER WALK-IN CLOSET
• EXCELLENT SCHOOL SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $31 ($368/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 (17.5% below list).
• Recommended offer: $194k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 6 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 $2k of loan paydown is wiped out by about $7k 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 28 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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.
• Current owner paid $65k; list at $235k implies a 262% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,925 (17.5% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (median comp): $206,446
• List price: $235,000
• Delta: 13.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Mt. Bass	0.13mi	3/2.0	1,350 (-8%)	2mo	$242,900	$180	76
328 Seal Ave	0.04mi	4/2.0 (+1)	1,583 (+8%)	3mo	$212,500	$134	72
400 Alexander Rd	0.28mi	2/2.0 (-1)	1,431 (-2%)	5mo	$175,000	$122	71
259 Reinike Rd	0.34mi	3/2.0	1,415 (-3%)	7mo	$191,000	$135	69
117 Gandy Cir	0.20mi	3/1.0	1,300 (-11%)	7mo	$133,000	$102	66
410 N Seal Ave	0.34mi	3/1.5	1,626 (+11%)	3mo	$149,000	$92	60
432 Klondyke Rd	0.51mi	3/1.0	1,596 (+9%)	5mo	$119,900	$75	57
121 E Second St	0.63mi	3/2.0	1,534 (+5%)	5mo	$289,500	$189	54
14 Le Petit Cv	0.54mi	3/2.0	1,568 (+7%)	6mo	$289,500	$185	54
312 Church Ave	0.56mi	3/2.0	1,600 (+10%)	4mo	$299,000	$187	50
305 Rita Ln	0.50mi	3/2.0	1,287 (-12%)	3mo	$175,350	$136	50
213 Oak St	0.54mi	4/2.0 (+1)	1,656 (+13%)	3mo	$175,000	$106	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: -16.6%
• Equity multiple: 0.42×
• Total profit: $-38,238
• Equity at exit: $35,039

10-year hold

• IRR: -10.3%
• Equity multiple: 0.40×
• Total profit: $-39,265
• Equity at exit: $20,319

Cash invested: $65,800 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $31

Break-even live

Break-even rent $1,900

Max offer price $235,000

Occupancy floor 93%

Sensitivity live

Price	-10% $164	-5% $97	+0% $31	+5% $-36	+10% $-102
Rent	-10% $-123	-5% $-46	+0% $31	+5% $107	+10% $184
Rate	-1.0pp $149	-0.5pp $90	base $31	+0.5pp $-30	+1.0pp $-92

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Twin Lakes Blvd Long Beach, MS	3.0	2.0	1233	$2,000	$1.62	14d	1	0.96mi
500 E Marigold Dr Long Beach, MS	4.0	2.0	1800	$2,300	$1.28	14d	1	0.98mi
1033 Enclave Cir Long Beach, MS	4.0	2.0	1791	$2,250	$1.26	22d	1	1.06mi
5596 Daugherty Rd Long Beach, MS	3.0	2.0	1144	$1,300	$1.14	14d	1	1.39mi
129 Quarles St Long Beach, MS	4.0	2.5	1652	$2,100	$1.27	14d	1	1.41mi
218 Alverado Dr Long Beach, MS	4.0	2.0	1586	$2,050	$1.29	14d	1	1.46mi

Listing history 10 events

1. 2026-05-14
   status Pending 408-char remark

   Show marketing remark (408 chars)

   Truly immaculate inside and outside and in ready to move-in condition! Conveniently located in semi-private cul-de-sac with easy access to all needed services, stores and churches. Long Beach is known for its feeling like a small town community atmosphere and excellent school system. Master walk-in closet is one of the biggest ever seen! It is apparent this home has been maintained in excellent condition.

2. 2026-04-15
   listed $235,000 Active 408-char remark

   Show marketing remark (408 chars)

   Truly immaculate inside and outside and in ready to move-in condition! Conveniently located in semi-private cul-de-sac with easy access to all needed services, stores and churches. Long Beach is known for its feeling like a small town community atmosphere and excellent school system. Master walk-in closet is one of the biggest ever seen! It is apparent this home has been maintained in excellent condition.

3. 2021-09-15
   historical
4. 2015-06-09
   soldstatus
5. 2015-06-09
   soldstatus $65,000
6. 2015-05-12
   listed $63,000
7. 2012-09-14
   listed $100,000
8. 2008-11-26
   soldstatus
9. 2008-11-26
   soldstatus
10. 2008-07-30
    listed $130,000

ⓘ 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: $2,053 · $171/mo
• Projected year-2 tax: $2,053 · $171/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: $23,271
• − Mortgage interest: −$13,164
• − Property taxes: −$2,053
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$6,836
• Taxable loss: −$3,680
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $1,251/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

+80.8% since first listed

10 events — show timeline

• 2026-05-14 Pending — MLSU
• 2026-04-15 Listed $235,000 MLSU
• 2021-09-15 Listing Removed — MLSU
• 2015-06-09 Sold (Public Records) $65,000 Public Records
• 2015-06-09 Sold (MLS) — MLSU
• 2015-05-12 Listed $63,000 MLSU
• 2012-09-14 Listed $100,000 MLSU
• 2008-11-26 Sold (Public Records) — Public Records
• 2008-11-26 Sold (MLS) — MLSU
• 2008-07-30 Listed $130,000 MLSU

Property tax history

+8.2%/yr

Latest (2025): $2,053 · +4.5% YoY. Source: county tax records.