9266 N Pine Dr · Long Beach, MS 39571

$229,500

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 2 Days on market

Built 2000 0.39 ac lot

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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 +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming country-style home located just north of Interstate 10 in the highly sought-after Pass Christian School District. Offering a flexible and well-designed layout, this home is perfect for both everyday living and entertaining. Upstairs features three bedrooms, a full bath, and a versatile bonus room ideal for a playroom, media space, or additional living area. Downstairs, you'll find a dedicated office or flex space along with another full bath—perfect for working from home or hosting guests. Recent upgrades, including a newer HVAC system and well pump, provide added peace of mind and long-term value. Enjoy the best of country living outdoors with a welcoming fro

Key facts

• Large back deck
• Recent upgrades
• Flexible layout

Tags

• PASS CHRISTIAN SCHOOL DISTRICT
• FLEXIBLE LAYOUT
• DEDICATED OFFICE
• RECENT UPGRADES
• WELCOMING FRONT PORCH
• LARGE BACK DECK

Property features AI

Exterior

• Parking: 1-car garage; Driveway
• Security: Security system
• Utilities: Well water; Septic tank; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; Move-in ready; Two-story
• Construction: Siding exterior; Chainwall and pillar/post/pier foundation; Metal roof; Built/maintained by owner (year built source: owner)
• Exterior features: Deck; Porch; Front yard fenced; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven
• Bedrooms: Two levels (home has two stories)
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: Ceiling fans; French doors
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $10 ($123/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 $172k (25.1% below list).
• Recommended offer: $172k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Pass Christian Public School District (suburban): math 45% / reading 51% proficiency, ranked #16 of 130 in MS (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Delisle Elementary School (math 42% / reading 47%, grade F, #92 of 375 statewide, top 26%, 467 students, 99% FRL); Pass Christian Middle (math 41% / reading 50%, grade D+, #41 of 179 statewide, top 23%, 451 students, 99% FRL); Pass Christian High School (math 62% / reading 62%, grade B-, #5 of 197 statewide, top 3%, 648 students, 100% FRL) — zoned schools average 99% FRL vs 57% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 481 active listings in the ZIP; 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 18y 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; 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 $171,799 (25.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.75% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-36,658
• Equity at exit: $34,219

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-31,574
• Equity at exit: $19,843

Cash invested: $64,260 (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 39571

• Active inventory: 481
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,718 medium
• Mortgage (P&I): −$1,204
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $10

Break-even live

Break-even rent $1,705

Max offer price $229,500

Occupancy floor 94%

Sensitivity live

Price	-10% $140	-5% $75	+0% $10	+5% $-55	+10% $-120
Rent	-10% $-125	-5% $-58	+0% $10	+5% $78	+10% $146
Rate	-1.0pp $126	-0.5pp $69	base $10	+0.5pp $-49	+1.0pp $-110

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-02
   status Pending
2. 2026-04-29
   listed $229,500 Active
3. 2026-04-18
   historical
4. 2026-03-23
   listed $230,000 Active
5. 2021-09-15
   historical
6. 2020-04-09
   soldstatus
7. 2020-04-07
   soldstatus
8. 2019-09-23
   listed $139,000
9. 2013-08-20
   listed $129,000
10. 2009-11-02
    soldstatus
11. 2009-10-30
    soldstatus
12. 2009-08-11
    listed $135,900
13. 2008-11-12
    soldstatus
14. 2008-10-23
    soldstatus
15. 2008-05-07
    listed $64,900

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $1,813 · $151/mo
• Expected delta: +$1,239/yr (+$103/mo · 215.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $20,616
• − Mortgage interest: −$12,856
• − Property taxes: −$574
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$6,676
• Taxable loss: −$3,936
• Est. tax savings @ 24.0%: +$945
• After-tax cash flow: $1,067/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: Pass Christian Public School District
• NCES district ID: 2803510
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $51,858
• Composite: 41.29/100
• National rank: #3517
• State rank: #16 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

• City population: 18,702
• Population (ZIP): 13,942

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 (73%)
• Race & ethnicity: White 73% Black 17% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 10% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 0%

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: ▼ -107.22%
• Current HPI: 183.8701
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+253.6% since first listed

15 events — show timeline

• 2026-05-02 Pending — MLSU
• 2026-04-29 Listed $229,500 MLSU
• 2026-04-18 Listing Removed — MLSU
• 2026-03-23 Listed $230,000 MLSU
• 2021-09-15 Listing Removed — MLSU
• 2020-04-09 Sold (Public Records) — Public Records
• 2020-04-07 Sold (MLS) — MLSU
• 2019-09-23 Listed $139,000 MLSU
• 2013-08-20 Listed $129,000 MLSU
• 2009-11-02 Sold (Public Records) — Public Records
• 2009-10-30 Sold (MLS) — MLSU
• 2009-08-11 Listed $135,900 MLSU
• 2008-11-12 Sold (Public Records) — Public Records
• 2008-10-23 Sold (MLS) — MLSU
• 2008-05-07 Listed $64,900 MLSU

Property tax history

+2.8%/yr

Latest (2025): $574 · +9.0% YoY. Source: county tax records.