107 Sea Pine St · Long Beach, MS 39560

$239,900

3 bd · 1.5 ba · 1,965 sqft · SingleFamily public records · 17 Days on market

Built 1973 0.40 ac lot Est $250k · at est. ↓ 2% 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 +12.9/30.0
• ARV discount +9.2/15.0
• Schools +4.4/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A gem awaiting its polish! Situated on a quiet dead end street just one block from the beach- this open floor plan all-brick home is primed for those looking to make their personal touch with equity upside! With a . 4 acre lot, a 6 year old metal roof, and a 2 year old HVAC- the main components are covered and in great health! With no flood insurance required, a termite bond in place, and plenty of upside- this home and its surrounding established neighbors are sure to impress! The home itself features open concept living with three bedrooms, an expansive den/living room with fireplace, dining area, and plenty of workable family living space to enhance as you see fit. The family space fe

Key facts

• 2 year old hvac
• Open floor plan
• 0.4 acre lot

Tags

• QUIET DEAD END STREET
• OPEN FLOOR PLAN
• 6 YEAR OLD METAL ROOF
• 2 YEAR OLD HVAC
• NO FLOOD INSURANCE REQUIRED
• TERMITE BOND IN PLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-16 ($-193/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (18.9% below list).
• Recommended offer: $195k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Thomas L Reeves Elementary School (math 37% / reading 52%, grade F, #92 of 375 statewide, top 26%, 431 students, 99% FRL); Harper Mc Caughan Elem School (math 54% / reading 50%, grade C+, #25 of 179 statewide, top 14%, 687 students, 100% 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 100% 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; 6 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).
• This rent runs 33% 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 $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

• It's been on market 17 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 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: moderate flood risk; 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 $194,637 (18.9% 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 1973 — 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: 0.81% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $249,555
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Sea Pine St	0.00mi	3/3.0	1,965 (0%)	1mo	$239,900	$122	93
134 Ocean Wave Ave	0.07mi	3/2.5	1,936 (-2%)	8mo	$225,000	$116	84
807 Mills Ave	0.68mi	3/2.0	1,933 (-2%)	3mo	$284,900	$147	61
7 Chimney Cross Rd	0.33mi	3/2.0	2,200 (+12%)	7mo	$225,000	$102	57
1154 E Old Pass Rd	0.45mi	3/2.0	1,791 (-9%)	7mo	$249,000	$139	56
100 Valentine Dr	0.60mi	3/2.0	1,800 (-8%)	6mo	$197,500	$110	51
111 Edmund Dr	0.39mi	4/2.0 (+1)	1,801 (-8%)	13mo	$210,000	$117	50
614 Ruth Ave	0.47mi	3/2.0	1,750 (-11%)	10mo	$459,900	$263	50
706 Mills Ave	0.71mi	3/1.0	1,800 (-8%)	10mo	$169,900	$94	42
110 N Ida Ln	0.53mi	4/2.5 (+1)	1,797 (-8%)	13mo	$229,000	$127	42
808 Mills Ave	0.71mi	2/2.0 (-1)	1,678 (-15%)	5mo	$215,000	$128	31
4615 Lewis St	0.65mi	4/2.0 (+1)	1,690 (-14%)	20mo	$243,000	$144	23

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-42,006
• Equity at exit: $35,770

10-year hold

• IRR: -12.2%
• Equity multiple: 0.31×
• Total profit: $-46,365
• Equity at exit: $20,742

Cash invested: $67,172 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,946 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$196 /mo · $2,348/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-16

Break-even live

Break-even rent $1,967

Max offer price $237,059

Occupancy floor 96%

Sensitivity live

Price	-10% $120	-5% $52	+0% $-16	+5% $-84	+10% $-152
Rent	-10% $-170	-5% $-93	+0% $-16	+5% $61	+10% $138
Rate	-1.0pp $105	-0.5pp $45	base $-16	+0.5pp $-78	+1.0pp $-141

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
945 Finley St Long Beach, MS	3.0	2.0	2080	$2,200	$1.06	15d	1	0.06mi
1412 Jo Ellen Cir Gulfport, MS	3.0	1.5	1275	$1,050	$0.82	15d	1	0.76mi
1129 Woodward Ave Gulfport, MS	3.0	1.0	1719	$1,300	$0.76	15d	1	0.82mi
4319 Lewis St Gulfport, MS	3.0	2.0	1371	$1,649	$1.20	15d	1	0.92mi
4115 8th St Gulfport, MS	2.0	2.5	1514	$2,375	$1.57	45d	1	1.14mi
4115 8th St Gulfport, MS	2.0	2.5	1514	$2,375	$1.57	15d	1	1.14mi

Listing history 5 events

1. 2026-04-08
   status Pending
2. 2026-03-30
   price $239,900
3. 2026-03-25
   status Active
4. 2026-03-14
   status Pending
5. 2026-03-12
   listed $245,000 Active

ⓘ 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: $2,348 · $196/mo
• Projected year-2 tax: $2,348 · $196/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 5/10 Major FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $23,356
• − Mortgage interest: −$13,438
• − Property taxes: −$2,348
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$6,979
• Taxable loss: −$4,345
• Est. tax savings @ 24.0%: +$1,043
• After-tax cash flow: $850/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

-2.1% since first listed

5 events — show timeline

• 2026-04-08 Pending — MLSU
• 2026-03-30 Price Changed $239,900 MLSU
• 2026-03-25 Relisted — MLSU
• 2026-03-14 Pending — MLSU
• 2026-03-12 Listed $245,000 MLSU

Property tax history

+5.4%/yr

Latest (2025): $2,348 · +7.0% YoY. Source: county tax records.