4 Northwood Dr · Long Beach, MS 39560

$250,000

4 bd · 2.0 ba · 1,681 sqft · SingleFamily public records · 12 Days on market

Built 1962 0.25 ac lot Est $279k · 10% under ↓ 4% since listing

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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 +12.6/30.0
• ARV discount +12.2/15.0
• Schools +4.4/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you've been looking for a 4 bedroom home located in the highly regarded Long Beach School District that's been truly cared for, this one is worth a look. This 4 bedroom, 2 bath home sits in a well-established Long Beach neighborhood known for its solid Jones built homes and a neighborhood park just around the corner. It's the kind of area people like to ''stay awhile. '' Inside, the layout is easy and comfortable with a living room, dining space, and a separate laundry room. The primary bedroom has its own en-suite bathroom with a walk-in shower. The home has been meticulously maintained over the years and is in great, move-in ready condition. Some of the bigger items have already bee

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1962

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-31 ($-373/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (14.1% below list).
• Recommended offer: $215k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• 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); Long Beach Middle School (math 65% / reading 52%, grade B, #10 of 179 statewide, top 5%, 453 students, 99% 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 99% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 37% 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 $8k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• 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 $214,765 (14.1% 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. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $279,046
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Red Oak Dr	0.23mi	3/2.0 (-1)	1,740 (+4%)	1mo	$288,147	$166	78
607 S Forest Ave	0.22mi	4/2.0	1,794 (+7%)	2mo	$238,900	$133	77
19 Sylvia Cv	0.25mi	3/2.0 (-1)	1,740 (+4%)	2mo	$289,447	$166	76
18 Eliza Ln	0.26mi	3/2.0 (-1)	1,740 (+4%)	2mo	$289,617	$166	75
16 Eliza Ln	0.26mi	4/2.5	1,851 (+10%)	2mo	$291,898	$158	67
20 Sylvia Cv	0.24mi	3/2.0 (-1)	1,848 (+10%)	1mo	$289,415	$157	66
17 Bear Point Way	0.27mi	4/2.0	1,892 (+13%)	1mo	$297,336	$157	66
6 Cameron Cv	0.19mi	3/2.0 (-1)	1,478 (-12%)	1mo	$270,900	$183	65
502 Dynsmore Pl	0.36mi	3/2.0 (-1)	1,805 (+7%)	1mo	$299,999	$166	65
22 Sylvia Cv	0.24mi	3/2.0 (-1)	1,478 (-12%)	0mo	$270,425	$183	63
7 Gant Ln	0.30mi	3/2.0 (-1)	1,478 (-12%)	2mo	$266,946	$181	59
14 Cameron Cv	0.25mi	3/2.0 (-1)	1,925 (+14%)	1mo	$296,471	$154	59

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: -18.4%
• Equity multiple: 0.36×
• Total profit: $-44,744
• Equity at exit: $37,276

10-year hold

• IRR: -12.9%
• Equity multiple: 0.28×
• Total profit: $-50,565
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,148 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-31

Break-even live

Break-even rent $2,187

Max offer price $245,507

Occupancy floor 96%

Sensitivity live

Price	-10% $142	-5% $55	+0% $-31	+5% $-117	+10% $-204
Rent	-10% $-201	-5% $-116	+0% $-31	+5% $54	+10% $139
Rate	-1.0pp $95	-0.5pp $33	base $-31	+0.5pp $-96	+1.0pp $-162

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Alexandria Grace Dr Long Beach, MS	4.0	2.0	2120	$2,500	$1.18	23d	1	0.24mi
12 Red Oak Dr Long Beach, MS	4.0	2.0	2204	$2,400	$1.09	45d	1	0.28mi
1210 Spring Dr Long Beach, MS	3.0	2.0	1938	$1,800	$0.93	15d	1	0.49mi
1093 Enclave Cir Long Beach, MS	4.0	2.0	1982	$2,000	$1.01	45d	1	0.52mi
1033 Enclave Cir Long Beach, MS	4.0	2.0	1791	$2,250	$1.26	23d	1	0.64mi
303 Twin Lakes Blvd Long Beach, MS	3.0	2.0	1233	$2,000	$1.62	15d	1	0.94mi
5596 Daugherty Rd Long Beach, MS	3.0	2.0	1144	$1,300	$1.14	15d	1	1.01mi
500 E Marigold Dr Long Beach, MS	4.0	2.0	1800	$2,300	$1.28	15d	1	1.06mi
504 N Island View Ave Long Beach, MS	4.0	2.0	2075	$2,095	$1.01	45d	1	1.20mi
24 Pelican Cove Ln Long Beach, MS	3.0	2.0	1968	$1,900	$0.97	13d	1	1.42mi
129 Quarles St Long Beach, MS	4.0	2.5	1652	$2,100	$1.27	15d	1	1.46mi

Listing history 4 events

1. 2026-04-27
   status Pending
2. 2026-04-15
   listed $250,000 Active
3. 2026-04-01
   historical
4. 2026-02-09
   listed $260,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $25,772
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − Depreciation: −$7,273
• Taxable loss: −$4,628
• Est. tax savings @ 24.0%: +$1,111
• After-tax cash flow: $738/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

-3.8% since first listed

4 events — show timeline

• 2026-04-27 Pending — MLSU
• 2026-04-15 Listed $250,000 MLSU
• 2026-04-01 Listing Removed — MLSU
• 2026-02-09 Listed $260,000 MLSU

Property tax history

-1.8%/yr

Latest (2025): $185 · +0.7% YoY. Source: county tax records.