6051 Daugherty Rd · Long Beach, MS 39560

$150,000

3 bd · 1.0 ba · 1,402 sqft · SingleFamily public records · 7 Days on market

Built 1989 2.00 ac lot $107/sqft · 15% below area Est $177k · 15% under

---

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 +20.2/30.0
• ARV discount +14.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.6/10.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on approximately 2 beautiful acres in the heart of Old Town Long Beach, full of charm, this well-loved family home is full of character, memories, and endless potential. Ready for its next chapter, this fixer-upper offers a rare opportunity to restore, renovate, or reimagine a property with great bones in a highly desirable setting.

Key facts

• 2 acres
• Old town long beach
• 2 acre lot

Tags

• 2 ACRES
• OLD TOWN LONG BEACH

Property features AI

Exterior

• Parking: Circular driveway
• Utilities: Public water; Public sewer; Cable available; Electricity available and connected; Phone available
• Home design: Single-family house; Two levels; Fixer condition
• Construction: Lap siding / siding exterior; Shingle roof; Slab foundation; Built in -- year source: Assessor
• Exterior features: Front porch; Rectangular lot

Interior

• Kitchen: Eat-in kitchen (appliances not specified)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Eat-in kitchen; Aluminum-framed windows; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.8% 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.
• Zoned schools: Wj Quarles Elementary School (math 52% / reading 42%, grade D-, #82 of 375 statewide, top 23%, 426 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

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. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 7.8

CMA / ARV

• ARV (median comp): $177,456
• List price: $150,000
• Delta: -15.47%
• 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
108 Pimlico St	0.17mi	3/1.5	1,400 (-0%)	9mo	$163,000	$116	82
217 Palmyra Dr	0.37mi	3/2.0	1,401 (-0%)	8mo	$210,000	$150	72
6067 Daugherty Rd	0.07mi	3/1.0	1,256 (-10%)	11mo	$200,000	$159	70
100 Pampas Dr	0.33mi	3/2.0	1,474 (+5%)	8mo	$199,000	$135	66
102 Jamaica St	0.33mi	3/2.0	1,362 (-3%)	14mo	$210,000	$154	64
1114 Leigh St	0.22mi	3/2.0	1,203 (-14%)	4mo	$177,500	$148	59
198 Mcguire Dr	0.70mi	3/2.0	1,392 (-1%)	7mo	$159,900	$115	56
111 Warwick St	0.19mi	2/1.5 (-1)	1,245 (-11%)	12mo	$199,000	$160	55
20243 Cliff Allen Ln	0.63mi	3/2.0	1,316 (-6%)	5mo	$219,900	$167	52
20222 Daugherty Rd	0.41mi	2/2.5 (-1)	1,556 (+11%)	9mo	$235,900	$152	44
107 Clower Ave	0.73mi	3/2.0	1,476 (+5%)	14mo	$218,911	$148	41
116 Royal Dr	0.72mi	3/2.0	1,580 (+13%)	14mo	$235,000	$149	30

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-13,876
• Equity at exit: $22,365

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,165
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$787
• Tax from tax record: −$222 /mo · $2,666/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $190

Break-even live

Break-even rent $1,356

Max offer price $150,000

Occupancy floor 83%

Sensitivity live

Price	-10% $275	-5% $232	+0% $190	+5% $147	+10% $105
Rent	-10% $64	-5% $127	+0% $190	+5% $253	+10% $316
Rate	-1.0pp $265	-0.5pp $228	base $190	+0.5pp $151	+1.0pp $111

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	45d	1	0.15mi
5596 Daugherty Rd Long Beach, MS	3.0	2.0	1144	$1,300	$1.14	15d	1	0.24mi
129 Quarles St Long Beach, MS	4.0	2.5	1652	$2,100	$1.27	15d	1	0.41mi
218 Alverado Dr Long Beach, MS	4.0	2.0	1586	$2,050	$1.29	15d	1	0.42mi
1033 Enclave Cir Long Beach, MS	4.0	2.0	1791	$2,250	$1.26	22d	1	1.06mi

Listing history 1 events

1. 2026-05-12
   listed $150,000 Active 343-char remark

ⓘ 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: $2,666 · $222/mo
• Projected year-2 tax: $2,666 · $222/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 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $19,155
• − Mortgage interest: −$8,402
• − Property taxes: −$2,666
• − Insurance: −$750
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$4,364
• Taxable loss: −$92
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $2,299/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

2 events — show timeline

• 2026-05-19 Pending — MLSU
• 2026-05-12 Listed $150,000 MLSU

Property tax history

+17.3%/yr

Latest (2025): $2,666 · +4.1% YoY. Source: county tax records.