612 N Wright Ave · Long Beach, MS 39560

$169,900

2 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 83 Days on market

Built 1955 0.50 ac lot $115/sqft · 17% below area Est $204k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Schools +4.4/10.0
• 1% rule +3.9/10.0
• 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

Charming opportunity in the heart of Long Beach! This 3-bedroom, 2-bath home sits on an approximately ½-acre parcel, offering space, flexibility, and future potential. The home features approximately 1,476 square feet with beautifully refinished hardwood floors throughout most of the home, complemented by new laminate flooring in the primary bedroom, primary bath, hall bath, and laundry room. Some interior updates have already been completed, including fresh paint inside and out, all new interior trim, and replacement of interior doors with antique-style doors preserving the home's character. The primary bathroom has been fully renovated with all new fixtures, including a new tub/shower, toilet, and vanity. The hall bathroom features a jetted tub with a new motor and updated porcelain tile surround. Additional improvements include all new ceiling fans with integrated lighting and a dedicated laundry room with washer and dryer hookups. Light rehabilitation has been started, giving buyers a strong head start, though some finishing touches and tlc are still needed--making this an excellent opportunity to customize and add value. The oversized lot provides room to expand, create outdoor living spaces, or explore additional possibilities. Conveniently located near Hwy 90, the beach, local schools, and shopping. Located in an X flood zone per current maps. The C-2 zoning enhances the property's commercial appeal and allows for a wide range of permitted uses, subject to City of Long Beach approval.

Key facts

• Jetted tub
• Oversized lot
• 0.5 acre lot

Tags

• APPROXIMATELY HALF ACRE PARCEL
• REFINISHED HARDWOOD FLOORS
• NEW LAMINATE FLOORING
• JETTED TUB
• DEDICATED LAUNDRY ROOM
• OVERSIZED LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $46 ($555/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 $152k (10.7% below list).
• Recommended offer: $152k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $1k of loan paydown is wiped out by about $5k 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 83 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $60k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $151,670 (10.7% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.89% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (median comp): $204,218
• List price: $169,900
• Delta: -16.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Edmund Dr	0.19mi	3/2.0 (+1)	1,519 (+3%)	3mo	$220,000	$145	75
1209 E Old Pass Rd	0.23mi	3/2.0 (+1)	1,408 (-5%)	1mo	$217,000	$154	72
1200 7th St	0.15mi	3/2.0 (+1)	1,595 (+8%)	0mo	$199,500	$125	70
401 Holley St	0.35mi	3/2.0 (+1)	1,540 (+4%)	0mo	$240,000	$156	67
1211 E Old Pass Rd	0.23mi	3/2.0 (+1)	1,590 (+8%)	1mo	$245,000	$154	67
1005 Finley St	0.39mi	3/2.0 (+1)	1,520 (+3%)	2mo	$429,000	$282	66
207 Mccaughan Ave	0.47mi	3/1.5 (+1)	1,527 (+4%)	5mo	$129,900	$85	61
314 Lawler Ave	0.53mi	3/1.5 (+1)	1,383 (-6%)	2mo	$169,911	$123	56
1704 62nd Ave	0.56mi	3/2.0 (+1)	1,559 (+6%)	3mo	$129,000	$83	52
5200 W Beach Blvd	0.50mi	2/2.0	1,312 (-11%)	3mo	$550,000	$419	51
402 Eighth St	0.59mi	3/2.0 (+1)	1,591 (+8%)	1mo	$189,900	$119	50
310 Charles Ave	0.63mi	3/1.5 (+1)	1,271 (-14%)	3mo	$148,999	$117	38

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-26,191
• Equity at exit: $25,333

10-year hold

• IRR: -9.1%
• Equity multiple: 0.46×
• Total profit: $-25,464
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$891
• Tax from tax record: −$190 /mo · $2,282/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $46

Break-even live

Break-even rent $1,458

Max offer price $169,900

Occupancy floor 92%

Sensitivity live

Price	-10% $142	-5% $94	+0% $46	+5% $-2	+10% $-50
Rent	-10% $-74	-5% $-14	+0% $46	+5% $106	+10% $166
Rate	-1.0pp $132	-0.5pp $89	base $46	+0.5pp $2	+1.0pp $-43

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Beach Ave Gulfport, MS	3.0	2.0	1076	$1,500	$1.39	14d	1	0.54mi
1412 Jo Ellen Cir Gulfport, MS	3.0	1.5	1275	$1,050	$0.82	14d	1	0.67mi
1129 Woodward Ave Gulfport, MS	3.0	1.0	1719	$1,300	$0.76	14d	1	0.85mi
4409 Ford St Gulfport, MS	2.0	1.0	1000	$1,500	$1.50	44d	1	0.99mi
4319 Lewis St Gulfport, MS	3.0	2.0	1371	$1,649	$1.20	14d	1	1.04mi
4115 8th St Gulfport, MS	2.0	2.5	1514	$2,375	$1.57	14d	1	1.26mi
4115 8th St Gulfport, MS	2.0	2.5	1514	$2,375	$1.57	44d	1	1.26mi
1221 42nd Ave Gulfport, MS	3.0	1.0	1000	$1,400	$1.40	44d	1	1.32mi

Listing history 32 events

1. 2026-06-18
   days on market $169,900 Active 83 DOM
2. 2026-06-17
   price $169,900 Active 82 DOM
3. 2026-06-17
   days on market $174,900 Active 82 DOM
4. 2026-06-16
   days on market $174,900 Active 81 DOM
5. 2026-06-15
   days on market $174,900 Active 80 DOM
6. 2026-06-14
   pricedays on market $174,900 Active 78 DOM
7. 2026-06-13
   days on market $179,900 Active 77 DOM
8. 2026-06-10
   days on market $179,900 Active 75 DOM
9. 2026-06-09
   days on market $179,900 Active 74 DOM
10. 2026-06-08
    days on market $179,900 Active 73 DOM
11. 2026-06-07
    days on market $179,900 Active 72 DOM
12. 2026-06-05
    days on market $179,900 Active 69 DOM
13. 2026-06-02
    days on market $179,900 Active 67 DOM
14. 2026-06-01
    days on market $179,900 Active 66 DOM
15. 2026-05-31
    days on market $179,900 Active 65 DOM
16. 2026-05-30
    days on market $179,900 Active 64 DOM
17. 2026-05-07
    price $189,900 1523-char remark

    Show marketing remark (1523 chars)

    Charming opportunity in the heart of Long Beach! This 3-bedroom, 2-bath home sits on an approximately ½-acre parcel, offering space, flexibility, and future potential. The home features approximately 1,476 square feet with beautifully refinished hardwood floors throughout most of the home, complemented by new laminate flooring in the primary bedroom, primary bath, hall bath, and laundry room. Some interior updates have already been completed, including fresh paint inside and out, all new interior trim, and replacement of interior doors with antique-style doors preserving the home's character. The primary bathroom has been fully renovated with all new fixtures, including a new tub/shower, toilet, and vanity. The hall bathroom features a jetted tub with a new motor and updated porcelain tile surround. Additional improvements include all new ceiling fans with integrated lighting and a dedicated laundry room with washer and dryer hookups. Light rehabilitation has been started, giving buyers a strong head start, though some finishing touches and tlc are still needed--making this an excellent opportunity to customize and add value. The oversized lot provides room to expand, create outdoor living spaces, or explore additional possibilities. Conveniently located near Hwy 90, the beach, local schools, and shopping. Located in an X flood zone per current maps. The C-2 zoning enhances the property's commercial appeal and allows for a wide range of permitted uses, subject to City of Long Beach approval.

18. 2026-04-24
    price $199,900 1523-char remark

    Show marketing remark (1523 chars)

    Charming opportunity in the heart of Long Beach! This 3-bedroom, 2-bath home sits on an approximately ½-acre parcel, offering space, flexibility, and future potential. The home features approximately 1,476 square feet with beautifully refinished hardwood floors throughout most of the home, complemented by new laminate flooring in the primary bedroom, primary bath, hall bath, and laundry room. Some interior updates have already been completed, including fresh paint inside and out, all new interior trim, and replacement of interior doors with antique-style doors preserving the home's character. The primary bathroom has been fully renovated with all new fixtures, including a new tub/shower, toilet, and vanity. The hall bathroom features a jetted tub with a new motor and updated porcelain tile surround. Additional improvements include all new ceiling fans with integrated lighting and a dedicated laundry room with washer and dryer hookups. Light rehabilitation has been started, giving buyers a strong head start, though some finishing touches and tlc are still needed--making this an excellent opportunity to customize and add value. The oversized lot provides room to expand, create outdoor living spaces, or explore additional possibilities. Conveniently located near Hwy 90, the beach, local schools, and shopping. Located in an X flood zone per current maps. The C-2 zoning enhances the property's commercial appeal and allows for a wide range of permitted uses, subject to City of Long Beach approval.

19. 2026-04-10
    price $214,999 1523-char remark

    Show marketing remark (1523 chars)

    Charming opportunity in the heart of Long Beach! This 3-bedroom, 2-bath home sits on an approximately ½-acre parcel, offering space, flexibility, and future potential. The home features approximately 1,476 square feet with beautifully refinished hardwood floors throughout most of the home, complemented by new laminate flooring in the primary bedroom, primary bath, hall bath, and laundry room. Some interior updates have already been completed, including fresh paint inside and out, all new interior trim, and replacement of interior doors with antique-style doors preserving the home's character. The primary bathroom has been fully renovated with all new fixtures, including a new tub/shower, toilet, and vanity. The hall bathroom features a jetted tub with a new motor and updated porcelain tile surround. Additional improvements include all new ceiling fans with integrated lighting and a dedicated laundry room with washer and dryer hookups. Light rehabilitation has been started, giving buyers a strong head start, though some finishing touches and tlc are still needed--making this an excellent opportunity to customize and add value. The oversized lot provides room to expand, create outdoor living spaces, or explore additional possibilities. Conveniently located near Hwy 90, the beach, local schools, and shopping. Located in an X flood zone per current maps. The C-2 zoning enhances the property's commercial appeal and allows for a wide range of permitted uses, subject to City of Long Beach approval.

20. 2026-03-27
    listed $229,900 Active 1523-char remark

    Show marketing remark (1523 chars)

    Charming opportunity in the heart of Long Beach! This 3-bedroom, 2-bath home sits on an approximately ½-acre parcel, offering space, flexibility, and future potential. The home features approximately 1,476 square feet with beautifully refinished hardwood floors throughout most of the home, complemented by new laminate flooring in the primary bedroom, primary bath, hall bath, and laundry room. Some interior updates have already been completed, including fresh paint inside and out, all new interior trim, and replacement of interior doors with antique-style doors preserving the home's character. The primary bathroom has been fully renovated with all new fixtures, including a new tub/shower, toilet, and vanity. The hall bathroom features a jetted tub with a new motor and updated porcelain tile surround. Additional improvements include all new ceiling fans with integrated lighting and a dedicated laundry room with washer and dryer hookups. Light rehabilitation has been started, giving buyers a strong head start, though some finishing touches and tlc are still needed--making this an excellent opportunity to customize and add value. The oversized lot provides room to expand, create outdoor living spaces, or explore additional possibilities. Conveniently located near Hwy 90, the beach, local schools, and shopping. Located in an X flood zone per current maps. The C-2 zoning enhances the property's commercial appeal and allows for a wide range of permitted uses, subject to City of Long Beach approval.

21. 2021-10-02
    historical
22. 2021-10-01
    historical
23. 2020-02-19
    soldstatus
24. 2018-05-17
    soldstatus
25. 2018-05-17
    soldstatus
26. 2018-05-15
    soldstatus
27. 2018-03-11
    listed $79,900
28. 2015-09-10
    listed $69,900
29. 2015-03-26
    listed $89,990
30. 2012-03-05
    soldstatus
31. 2012-02-24
    soldstatus
32. 2011-10-13
    listed $59,900

ⓘ 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: $2,282 · $190/mo
• Projected year-2 tax: $2,282 · $190/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $18,200
• − Mortgage interest: −$9,517
• − Property taxes: −$2,282
• − Insurance: −$850
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$4,943
• Taxable loss: −$2,303
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $1,108/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

+217.0% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $189,900 MLSU
• 2026-04-24 Price Changed $199,900 MLSU
• 2026-04-10 Price Changed $214,999 MLSU
• 2026-03-27 Listed $229,900 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2020-02-19 Sold (Public Records) — Public Records
• 2018-05-17 Sold (Public Records) — Public Records
• 2018-05-17 Sold (Public Records) — Public Records
• 2018-05-15 Sold (MLS) — MLSU
• 2018-03-11 Listed $79,900 MLSU
• 2015-09-10 Listed $69,900 MLSU
• 2015-03-26 Listed $89,990 MLSU
• 2012-03-05 Sold (Public Records) — Public Records
• 2012-02-24 Sold (MLS) — MLSU
• 2011-10-13 Listed $59,900 MLSU

Property tax history

+1.3%/yr

Latest (2025): $2,282 · +3.9% YoY. Source: county tax records.