22155 Bayou Portage St · Long Beach, MS 39560

$75,000

3 bd · 2.0 ba · 1,312 sqft · Manufactured public records · 143 Days on market

Built 2000 0.30 ac lot $57/sqft · 8% above area Est $70k · 8% over ↓ 12% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• ARV discount +3.9/15.0
• 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

22155 Bayou Portage Rd, Pass Christian offers a solid opportunity for buyers ready to add cosmetic updates and build instant equity. The home features a new roof and new well pump, taking care of two major expenses upfront. While it does need interior cosmetic improvements, it provides a functional layout and strong potential for customization. Being sold as is and priced accordingly, this property is ideal for investors or buyers looking for a value-add opportunity.

Key facts

• New well pump
• Functional layout
• New roof

Tags

• NEW ROOF
• NEW WELL PUMP
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 4.7% 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.
• Harrison County School District (rural): math 52% / reading 46% proficiency, ranked #14 of 130 in MS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 311 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.87% ✓
• Cap rate: 15.70%
• Cash-on-cash: 33.60%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (median comp): $69,500
• List price: $75,000
• Delta: 7.91%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.93% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 2.13×
• Total profit: $23,825
• Equity at exit: $11,183

10-year hold

• IRR: 34.5%
• Equity multiple: 4.00×
• Total profit: $63,062
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $588

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 53%

Sensitivity live

Price	-10% $640	-5% $614	+0% $588	+5% $562	+10% $536
Rent	-10% $477	-5% $533	+0% $588	+5% $643	+10% $699
Rate	-1.0pp $626	-0.5pp $607	base $588	+0.5pp $569	+1.0pp $549

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4401 Beatline Rd Long Beach, MS	2.0	2.0	1098	$1,156	$1.05	45d	1	1.46mi
4401 Beatline Rd Long Beach, MS	2.0	2.0	1098	$1,267	$1.15	23d	1	1.46mi
4401 Beatline Rd Long Beach, MS	2.0	2.0	1098	$1,366	$1.24	15d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $75,000 Active 143 DOM
2. 2026-06-17
   days on market $75,000 Active 142 DOM
3. 2026-06-16
   days on market $75,000 Active 141 DOM
4. 2026-06-15
   days on market $75,000 Active 140 DOM
5. 2026-06-14
   days on market $75,000 Active 138 DOM
6. 2026-06-13
   days on market $75,000 Active 137 DOM
7. 2026-06-10
   days on market $75,000 Active 135 DOM
8. 2026-06-09
   days on market $75,000 Active 134 DOM
9. 2026-06-08
   days on market $75,000 Active 133 DOM
10. 2026-06-07
    days on market $75,000 Active 132 DOM
11. 2026-06-02
    days on market $75,000 Active 127 DOM
12. 2026-06-01
    days on market $75,000 Active 126 DOM
13. 2026-05-31
    days on market $75,000 Active 125 DOM
14. 2026-05-30
    days on market $75,000 Active 124 DOM
15. 2026-02-04
    status Active 471-char remark

    Show marketing remark (471 chars)

    22155 Bayou Portage Rd, Pass Christian offers a solid opportunity for buyers ready to add cosmetic updates and build instant equity. The home features a new roof and new well pump, taking care of two major expenses upfront. While it does need interior cosmetic improvements, it provides a functional layout and strong potential for customization. Being sold as is and priced accordingly, this property is ideal for investors or buyers looking for a value-add opportunity.

16. 2026-01-30
    status Pending 471-char remark

    Show marketing remark (471 chars)

    22155 Bayou Portage Rd, Pass Christian offers a solid opportunity for buyers ready to add cosmetic updates and build instant equity. The home features a new roof and new well pump, taking care of two major expenses upfront. While it does need interior cosmetic improvements, it provides a functional layout and strong potential for customization. Being sold as is and priced accordingly, this property is ideal for investors or buyers looking for a value-add opportunity.

17. 2026-01-21
    listed $75,000 Active 471-char remark

    Show marketing remark (471 chars)

    22155 Bayou Portage Rd, Pass Christian offers a solid opportunity for buyers ready to add cosmetic updates and build instant equity. The home features a new roof and new well pump, taking care of two major expenses upfront. While it does need interior cosmetic improvements, it provides a functional layout and strong potential for customization. Being sold as is and priced accordingly, this property is ideal for investors or buyers looking for a value-add opportunity.

18. 2024-01-11
    historical
19. 2024-01-11
    status Pending
20. 2024-01-05
    price $75,000
21. 2023-11-27
    listed $85,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 7% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 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: $16,804
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$2,182
• Taxable income: $6,233
• Est. tax owed @ 24.0%: −$1,496
• After-tax cash flow: $5,560/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: Harrison County School District
• NCES district ID: 2801770
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $46,504
• Composite: 41.66/100
• National rank: #3419
• State rank: #14 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

• 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

-11.8% since first listed

7 events — show timeline

• 2026-02-04 Relisted — MLSU
• 2026-01-30 Pending — MLSU
• 2026-01-21 Listed $75,000 MLSU
• 2024-01-11 Listing Removed — MLSU
• 2024-01-11 Pending — MLSU
• 2024-01-05 Price Changed $75,000 MLSU
• 2023-11-27 Listed $85,000 MLSU

Property tax history

+16.6%/yr

Latest (2025): $5 · +0.0% YoY. Source: county tax records.