20307 Road 326 · Long Beach, MS 39560

$139,900

2 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 61 Days on market

Built 1950 6,534 sqft lot $120/sqft · 13% below area Est $162k · 13% 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 +19.3/30.0
• ARV discount +13.5/15.0
• DSCR +6.1/10.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• 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

BACK ON MARKET AT NO FAULT OF THE SELLER! Previous contract fell through due to buyer-related issues. Don't miss your second chance to get this Charming 2-bedroom, 2-bath home located on a quiet dead-end street in the heart of Long Beach. Centrally positioned for convenient access to shopping, dining, schools, and the beach, this property blends comfort with everyday convenience. Ideal for a first-time buyer seeking an affordable start or an investor looking for a strong rental opportunity, the home features a functional layout with comfortable living spaces and plenty of potential to personalize. An additional lot provides valuable extra space for expansion or outdoor living. With its peaceful setting, low-traffic location, and prime surroundings, this property offers excellent potential and value. Schedule your showing today!

Key facts

• Functional layout
• 6,534 sq ft lot
• Listed 61 days

Tags

• QUIET DEAD-END STREET
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO BEACH
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $127k (9.1% below list).
• Recommended offer: $127k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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.
• 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; 2 comparable units currently listed for rent nearby; 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 $967 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

• It's been on market 61 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $127,181 (9.1% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (median comp): $161,510
• List price: $139,900
• Delta: -13.38%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7092 Bell Cir	0.28mi	3/2.0 (+1)	1,152 (-2%)	1mo	$34,900	$30	75
7033 Longridge Rd	0.75mi	2/2.0	1,200 (+3%)	6mo	$175,000	$146	52
20243 Cliff Allen Ln	0.63mi	3/2.0 (+1)	1,316 (+12%)	5mo	$219,900	$167	37

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: -13.3%
• Equity multiple: 0.53×
• Total profit: $-18,543
• Equity at exit: $20,860

10-year hold

• IRR: -6.0%
• Equity multiple: 0.63×
• Total profit: $-14,559
• Equity at exit: $12,096

Cash invested: $39,172 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $86

Break-even live

Break-even rent $1,163

Max offer price $139,900

Occupancy floor 88%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20029 Sunshine Dr Long Beach, MS	2.0	2.0	879	$1,100	$1.25	43d	1	1.10mi
5596 Daugherty Rd Long Beach, MS	3.0	2.0	1144	$1,300	$1.14	13d	1	1.45mi

Listing history 3 events

1. 2026-04-08
   status Active 840-char remark

   Show marketing remark (840 chars)

   BACK ON MARKET AT NO FAULT OF THE SELLER! Previous contract fell through due to buyer-related issues. Don't miss your second chance to get this Charming 2-bedroom, 2-bath home located on a quiet dead-end street in the heart of Long Beach. Centrally positioned for convenient access to shopping, dining, schools, and the beach, this property blends comfort with everyday convenience. Ideal for a first-time buyer seeking an affordable start or an investor looking for a strong rental opportunity, the home features a functional layout with comfortable living spaces and plenty of potential to personalize. An additional lot provides valuable extra space for expansion or outdoor living. With its peaceful setting, low-traffic location, and prime surroundings, this property offers excellent potential and value. Schedule your showing today!

2. 2026-03-12
   status Pending 840-char remark

   Show marketing remark (840 chars)

   BACK ON MARKET AT NO FAULT OF THE SELLER! Previous contract fell through due to buyer-related issues. Don't miss your second chance to get this Charming 2-bedroom, 2-bath home located on a quiet dead-end street in the heart of Long Beach. Centrally positioned for convenient access to shopping, dining, schools, and the beach, this property blends comfort with everyday convenience. Ideal for a first-time buyer seeking an affordable start or an investor looking for a strong rental opportunity, the home features a functional layout with comfortable living spaces and plenty of potential to personalize. An additional lot provides valuable extra space for expansion or outdoor living. With its peaceful setting, low-traffic location, and prime surroundings, this property offers excellent potential and value. Schedule your showing today!

3. 2026-02-21
   listed $139,900 Active 840-char remark

   Show marketing remark (840 chars)

   BACK ON MARKET AT NO FAULT OF THE SELLER! Previous contract fell through due to buyer-related issues. Don't miss your second chance to get this Charming 2-bedroom, 2-bath home located on a quiet dead-end street in the heart of Long Beach. Centrally positioned for convenient access to shopping, dining, schools, and the beach, this property blends comfort with everyday convenience. Ideal for a first-time buyer seeking an affordable start or an investor looking for a strong rental opportunity, the home features a functional layout with comfortable living spaces and plenty of potential to personalize. An additional lot provides valuable extra space for expansion or outdoor living. With its peaceful setting, low-traffic location, and prime surroundings, this property offers excellent potential and value. Schedule your showing today!

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $1,105 · $92/mo
• Expected delta: +$384/yr (+$32/mo · 53.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $15,262
• − Mortgage interest: −$7,837
• − Property taxes: −$721
• − Insurance: −$1,497
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$4,070
• Taxable loss: −$1,305
• Est. tax savings @ 24.0%: +$313
• After-tax cash flow: $1,348/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

3 events — show timeline

• 2026-04-08 Relisted — MLSU
• 2026-03-12 Pending — MLSU
• 2026-02-21 Listed $139,900 MLSU

Property tax history

+2.7%/yr

Latest (2025): $721 · +6.2% YoY. Source: county tax records.