215 Greenwood Ave · Long Beach, MS 39560

$245,000

3 bd · 1.0 ba · 2,203 sqft · SingleFamily public records · 40 Days on market

Built 1969 Est $306k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Schools +4.4/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4 Bd/3b with Sunroom on corner lot completely fenced from and back. 2 master bedrooms one of the 4 could serve as an office. Updated kitchen new granite countertops and new cabinets. All new LVT flooring. Wet bar including a Jenn Air indoor grill in bar. All new double pained windows that have a lifetime warranty. New roof. Large shed in back. 4 car driveway.

Key facts

• Fenced
• New cabinets
• Updated kitchen

Tags

• CORNER LOT
• FENCED
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• NEW CABINETS
• NEW LVT FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-52 ($-624/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (15.2% below list).
• Recommended offer: $208k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.7% in Long Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Thomas L Reeves Elementary School (math 37% / reading 52%, grade F, #92 of 375 statewide, top 26%, 431 students, 99% FRL); Harper Mc Caughan Elem School (math 54% / reading 50%, grade C+, #25 of 179 statewide, top 14%, 687 students, 100% FRL); Long Beach Senior High School (math 22% / reading 47%, grade F, #68 of 197 statewide, top 39%, 932 students, 100% FRL) — zoned schools average 100% FRL vs 43% district-wide (57 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 23d 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 36% 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 40 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $207,739 (15.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $306,217
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
296 N Burke Ave	0.02mi	4/3.0 (+1)	2,150 (-2%)	9mo	$299,000	$139	74
449 Klondyke Rd	0.32mi	4/2.5 (+1)	2,200 (-0%)	10mo	$229,000	$104	66
318 E 4th St	0.68mi	3/2.0	2,109 (-4%)	3mo	$253,000	$120	54
337 Seal Ave	0.37mi	3/2.0	2,025 (-8%)	14mo	$279,000	$138	53
135 Mount Bass	0.63mi	4/2.0 (+1)	2,057 (-7%)	2mo	$239,900	$117	49
118 W Fourth St	0.67mi	3/2.5	2,313 (+5%)	12mo	$602,000	$260	44
8 Kays Dr	0.54mi	4/2.0 (+1)	2,408 (+9%)	9mo	$130,000	$54	43
116 W Fourth St	0.67mi	3/3.0	2,096 (-5%)	15mo	$559,000	$267	40
19021 Red Bud Dr	0.53mi	3/2.0	1,887 (-14%)	12mo	$257,500	$136	38
216 E Fifth St	0.71mi	4/3.0 (+1)	1,958 (-11%)	4mo	$564,900	$289	32
209 E 3rd St	0.61mi	3/3.0	2,424 (+10%)	20mo	$450,000	$186	30
207 E Third St	0.61mi	4/2.0 (+1)	2,437 (+11%)	22mo	$445,000	$183	27

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-45,194
• Equity at exit: $36,530

10-year hold

• IRR: -13.8%
• Equity multiple: 0.24×
• Total profit: $-52,379
• Equity at exit: $21,183

Cash invested: $68,600 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,077 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-52

Break-even live

Break-even rent $2,143

Max offer price $237,475

Occupancy floor 98%

Sensitivity live

Price	-10% $117	-5% $33	+0% $-52	+5% $-137	+10% $-221
Rent	-10% $-216	-5% $-134	+0% $-52	+5% $30	+10% $112
Rate	-1.0pp $71	-0.5pp $10	base $-52	+0.5pp $-115	+1.0pp $-180

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 N Island View Ave Long Beach, MS	4.0	2.0	2075	$2,095	$1.01	45d	1	1.02mi
115 Rosie Dr Long Beach, MS	4.0	2.0	2326	$2,450	$1.05	23d	1	1.29mi
945 Finley St Long Beach, MS	3.0	2.0	2080	$2,200	$1.06	15d	1	1.35mi
500 E Marigold Dr Long Beach, MS	4.0	2.0	1800	$2,300	$1.28	15d	1	1.45mi
1033 Enclave Cir Long Beach, MS	4.0	2.0	1791	$2,250	$1.26	23d	1	1.46mi
129 Quarles St Long Beach, MS	4.0	2.5	1652	$2,100	$1.27	15d	1	1.48mi

Listing history 17 events

1. 2026-06-22
   days on market $245,000 Active 40 DOM
2. 2026-06-18
   days on market $245,000 Active 37 DOM
3. 2026-06-17
   days on market $245,000 Active 36 DOM
4. 2026-06-16
   days on market $245,000 Active 35 DOM
5. 2026-06-15
   days on market $245,000 Active 34 DOM
6. 2026-06-14
   days on market $245,000 Active 32 DOM
7. 2026-06-13
   days on market $245,000 Active 31 DOM
8. 2026-06-10
   days on market $245,000 Active 29 DOM
9. 2026-06-09
   days on market $245,000 Active 28 DOM
10. 2026-06-08
    days on market $245,000 Active 27 DOM
11. 2026-06-07
    days on market $245,000 Active 26 DOM
12. 2026-06-05
    days on market $245,000 Active 23 DOM
13. 2026-06-02
    days on market $245,000 Active 21 DOM
14. 2026-06-01
    days on market $245,000 Active 20 DOM
15. 2026-05-31
    days on market $245,000 Active 19 DOM
16. 2026-05-30
    days on market $245,000 Active 18 DOM
17. 2026-05-12
    listed $245,000 Active 361-char remark

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $24,929
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − Depreciation: −$7,127
• Taxable loss: −$4,811
• Est. tax savings @ 24.0%: +$1,155
• After-tax cash flow: $531/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

1 event — show timeline

• 2026-05-12 Listed $245,000 FSBO.com

Property tax history

-6.6%/yr

Latest (2025): $408 · +0.9% YoY. Source: county tax records.