26230 Longvue Dr · Picayune, MS 39466

$140,000

4 bd · 2.0 ba · 2,128 sqft · SingleFamily public records · 37 Days on market

Built 2002 3.25 ac lot Est $251k · 44% 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).

• Cash flow +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.5/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Peaceful Country Living on 3.25 Acres - 4BR Split Plan with Bonus Den! Discover the perfect blend of rural serenity and city convenience in Carriere! Spread across two side-by-side lots totaling 3.25 acres, this property offers the wide-open space and privacy you've been dreaming of, all while being just minutes away from Picayune. Enjoy easy access to grocery stores, hardware shops, schools, restaurants, the movie theater, and medical facilities including the hospital and urgent care. The residence is a spacious, well-maintained double-wide featuring a desirable split floor plan. The heart of the home is a welcoming living room that leads to the private Primary Suite, complete with a walk

Key facts

• Walk-in closet
• Split floor plan
• Separate den

Tags

• 3.25 ACRES
• SPLIT FLOOR PLAN
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• SEPARATE DEN
• ELECTRIC FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.3% in Picayune — 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 76/100 on livability (#11 in MS, #3,748 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, amenities A; Watch: schools C-, commute F, employment F.
• Hancock County School District (rural): math 47% / reading 44% proficiency, ranked #23 of 130 in MS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 349 active listings in the ZIP; 248 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hancock County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $251,104
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25541 Broadridge Dr	0.66mi	4/2.0	2,339 (+10%)	6mo	$275,000	$118	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-5,264
• Equity at exit: $20,874

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $17,784
• Equity at exit: $12,105

Cash invested: $39,200 (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 39466

• Home prices YoY: -26.3%
• Active inventory: 349
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $274

Break-even live

Break-even rent $1,129

Max offer price $140,000

Occupancy floor 76%

Sensitivity live

Price	-10% $353	-5% $314	+0% $274	+5% $234	+10% $195
Rent	-10% $157	-5% $216	+0% $274	+5% $332	+10% $391
Rate	-1.0pp $344	-0.5pp $310	base $274	+0.5pp $238	+1.0pp $201

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   status $140,000 Pending 37 DOM
2. 2026-06-18
   days on market $140,000 Active 37 DOM
3. 2026-06-17
   days on market $140,000 Active 36 DOM
4. 2026-06-16
   days on market $140,000 Active 35 DOM
5. 2026-06-15
   days on market $140,000 Active 34 DOM
6. 2026-06-14
   days on market $140,000 Active 32 DOM
7. 2026-06-13
   days on market $140,000 Active 31 DOM
8. 2026-06-10
   days on market $140,000 Active 29 DOM
9. 2026-06-09
   days on market $140,000 Active 28 DOM
10. 2026-06-08
    days on market $140,000 Active 27 DOM
11. 2026-06-07
    days on market $140,000 Active 26 DOM
12. 2026-06-05
    days on market $140,000 Active 23 DOM
13. 2026-06-03
    days on market $140,000 Active 22 DOM
14. 2026-06-02
    days on market $140,000 Active 21 DOM
15. 2026-06-01
    days on market $140,000 Active 20 DOM
16. 2026-05-31
    days on market $140,000 Active 19 DOM
17. 2026-05-30
    pricestatusdays on market $140,000 Active 18 DOM
18. 2026-04-24
    status Pending
19. 2026-04-14
    status Active
20. 2026-02-15
    status Pending
21. 2026-02-10
    status Active
22. 2026-02-03
    status Pending
23. 2026-01-29
    listed $130,000 Active
24. 2005-10-26
    soldstatus
25. 2002-05-08
    soldstatus

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,196 · $100/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 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: $17,713
• − Mortgage interest: −$7,842
• − Property taxes: −$1,196
• − Insurance: −$700
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$4,073
• Taxable income: $1,068
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $3,031/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: Hancock County School District
• NCES district ID: 2801740
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $47,971
• Composite: 38.88/100
• National rank: #4099
• State rank: #23 of 130 in MS

Livability — Picayune

• Score: 76/100
• State rank: #11
• US rank: #3748

Category grades

Amenities A Commute F Cost of living A+ Crime C+ Employment F Housing B+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 28,292

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 52,161 people
• By 2030: 54,753 · +5.0%
• By 2040: 59,242 · +13.6%
• By 2050: 62,417 · +19.7%
• By 2075: 68,168 · +30.7%
• By 2100: 69,212 · +32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 9% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+58.7) · D 20.1% · R 78.8% · Other 1.1%
• 2008→2024 swing: -4.4pp toward R · 2008: -54.2pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+55.5 2016: R+59.4 2012: R+52.8 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.32%
• Current HPI: 194.6541
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

8 events — show timeline

• 2026-04-24 Pending — MLSU
• 2026-04-14 Relisted — MLSU
• 2026-02-15 Pending — MLSU
• 2026-02-10 Relisted — MLSU
• 2026-02-03 Pending — MLSU
• 2026-01-29 Listed $130,000 MLSU
• 2005-10-26 Sold (Public Records) — Public Records
• 2002-05-08 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,196 · +0.9% YoY. Source: county tax records.