5 Michael Ct · Long Beach, MS 39560

$145,000

3 bd · 1.0 ba · 1,167 sqft · SingleFamily public records · 2 Days on market

Built 1996 9,583 sqft lot Est $165k · 12% 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 +24.1/30.0
• ARV discount +12.8/15.0
• DSCR +7.8/10.0
• 1% rule +6.2/10.0
• 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 MLS

Precious home in the heart of Long Beach. Freshly painted and cozy fireplace! Move in ready with new butcher block counter tops, new kitchen cabinets, new doors and new bathroom vanities. Split bedroom plan. Must see this cutie! To take the 3D virtual tour, copy/paste this link: https://my.matterport.com/show/?m=mhbgT6ESZud

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1996

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.7% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.
• Current owner paid $54k; list at $145k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $145,000

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: 1.12% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $164,547
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Mount Bass	0.17mi	3/1.5	1,239 (+6%)	3mo	$175,000	$141	77
267 Alexander Rd	0.33mi	3/1.0	1,107 (-5%)	8mo	$95,000	$86	70
128 Mount Bass	0.28mi	3/1.5	1,043 (-11%)	0mo	$159,999	$153	67
117 Gandy Cir	0.27mi	3/1.0	1,300 (+11%)	7mo	$133,000	$102	62
8 Linda Ln	0.56mi	3/1.5	1,200 (+3%)	6mo	$65,000	$54	62
106 Dearman Ave	0.46mi	2/1.0 (-1)	1,223 (+5%)	5mo	$125,000	$102	62
305 Rita Ln	0.58mi	3/2.0	1,287 (+10%)	3mo	$175,350	$136	49
20 Oakmont Pl	0.47mi	3/2.0	1,296 (+11%)	8mo	$170,000	$131	49
225 Lynwood Cir	0.44mi	3/2.0	1,328 (+14%)	8mo	$215,000	$162	46
216 E 3rd	0.67mi	2/2.0 (-1)	1,071 (-8%)	3mo	$245,000	$229	44
909 Latil St	0.73mi	3/2.0	1,290 (+10%)	8mo	$204,900	$159	38
110 Oak Gardens Ave	0.66mi	3/2.0	1,324 (+14%)	9mo	$265,000	$200	35

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-6,913
• Equity at exit: $21,620

10-year hold

• IRR: 3.8%
• Equity multiple: 1.26×
• Total profit: $10,673
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,623 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$174 /mo · $2,089/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $287

Break-even live

Break-even rent $1,259

Max offer price $145,000

Occupancy floor 77%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Twin Lakes Blvd Long Beach, MS	3.0	2.0	1233	$2,000	$1.62	13d	1	1.00mi
212 Lawler Ave Long Beach, MS	2.0	1.0	822	$1,250	$1.52	13d	1	1.10mi
5596 Daugherty Rd Long Beach, MS	3.0	2.0	1144	$1,300	$1.14	13d	1	1.49mi

Listing history 9 events

1. 2026-06-19
   status $145,000 Active 2 DOM
2. 2026-04-27
   status Pending
3. 2026-04-25
   listed $145,000 Active
4. 2021-10-14
   soldstatus
5. 2021-10-08
   soldstatus 325-char remark

   Show marketing remark (325 chars)

   Precious home in the heart of Long Beach. Freshly painted and cozy fireplace! Move in ready with new butcher block counter tops, new kitchen cabinets, new doors and new bathroom vanities. Split bedroom plan. Must see this cutie! To take the 3D virtual tour, copy/paste this link: https://my.matterport.com/show/?m=mhbgT6ESZud

6. 2021-08-24
   listed $137,000 325-char remark

   Show marketing remark (325 chars)

   Precious home in the heart of Long Beach. Freshly painted and cozy fireplace! Move in ready with new butcher block counter tops, new kitchen cabinets, new doors and new bathroom vanities. Split bedroom plan. Must see this cutie! To take the 3D virtual tour, copy/paste this link: https://my.matterport.com/show/?m=mhbgT6ESZud

7. 2015-06-02
   soldstatus $53,500
8. 2015-05-29
   soldstatus 288-char remark

   Show marketing remark (288 chars)

   Fannie mae homepath property, check out homepath.com. Cute home at back of cul de sac at great central Long Beach location. Close to everything. New paint and carpeting, garage has been enclosed into several different storage and work rooms. Great price for a first time buyer or investor

9. 2015-01-26
   listed $63,000 288-char remark

   Show marketing remark (288 chars)

   Fannie mae homepath property, check out homepath.com. Cute home at back of cul de sac at great central Long Beach location. Close to everything. New paint and carpeting, garage has been enclosed into several different storage and work rooms. Great price for a first time buyer or investor

ⓘ 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: $2,089 · $174/mo
• Projected year-2 tax: $2,089 · $174/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 (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $19,475
• − Mortgage interest: −$8,122
• − Property taxes: −$2,089
• − Insurance: −$725
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$4,218
• Taxable income: $1,204
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $3,157/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

+130.2% since first listed

8 events — show timeline

• 2026-04-27 Pending — MLSU
• 2026-04-25 Listed $145,000 MLSU
• 2021-10-14 Sold (Public Records) — Public Records
• 2021-10-08 Sold (MLS) — MLSU
• 2021-08-24 Listed $137,000 MLSU
• 2015-06-02 Sold (Public Records) $53,500 Public Records
• 2015-05-29 Sold (MLS) — MLSU
• 2015-01-26 Listed $63,000 MLSU

Property tax history

+0.3%/yr

Latest (2025): $2,089 · +5.5% YoY. Source: county tax records.