Duplex with Long-Term
For Sale
$239,900
20029 Sunshine Dr, Long Beach, MS 39560
Duplex with two occupied units, owner-managed expenses, and 24-hour notice required for showings
Property Size1,979 SF
Price / SF$121.22
Days on Market51
Property Features for 20029 Sunshine Dr
General Information
Standard status
Active
Size
1,979 SF
Property subtype
Multi-Family
Occupancy
100%
Building Details
Year Built
2003
Tenancy
Multi
Listing Agency:
Beth Arnold Realty, LLC
Listed By:
Beth Arnold · License #B18960
(228) 861-7458
Source:
Fiorellaavenue
Added: Jul 29
Changed: Sep 8
Last Checked: Sep 15 at 10:13PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Beth Arnold Realty, LLC
Investment Insights
Based on property information with market context.
This duplex features two occupied rental units with long-term tenants. Unit A is a 2-bedroom, 2-bath layout, and Unit B offers 3 bedrooms and 2 baths. The home is being sold as-is, and the property has just been leveled. Showings require 24 hours notice so tenants are not disturbed.
The duplex is located on Sunshine Drive off of Daugherty Rd in Long Beach, MS, within the 5 Star School District.
Operating responsibilities are split between owner and tenant. The owner pays property management, lawn care, taxes, and insurance, while the tenants pay water, sewer, garbage, recycle and yard debris removal, power, and internet/cablevision.
The duplex is located on Sunshine Drive off of Daugherty Rd in Long Beach, MS, within the 5 Star School District.
Operating responsibilities are split between owner and tenant. The owner pays property management, lawn care, taxes, and insurance, while the tenants pay water, sewer, garbage, recycle and yard debris removal, power, and internet/cablevision.
Key Highlights
- Two‑tenant duplex with both units occupied by long‑term tenants
- Unit A: 2 bedrooms, 2 bathrooms
- Unit B: 3 bedrooms, 2 bathrooms
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$12,455
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.19%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$249,100
$249.1K
Cap Rate 7%
$177,929
$177.9K
Cap Rate 9%
$138,389
$138.4K
Market Conditions
NOI Build-Up for 1,979 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$19.2K $9.72/SF
− Vacancy
−$1.4K −$0.73/SF
EGI
$17.8K $8.99/SF
− OpEx
−$5.3K −$2.70/SF
NOI
$12.5K $6.29/SF
Area
Harrison County, MS
Vacancy
7.50%
Lease Rate
$9.72 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$249,100
Cap Rate 7%
$177,929
Cap Rate 9%
$138,389
Alternative Uses
Best Use
Multifamily LT 5
$177.9K
$155.7K – $207.6K
NOI $12,455 @ 7.0% cap · market cap 5.19%
Second Best
Apartment 5plus
$158.1K
$138.3K – $184.5K
NOI $11,067 @ 7.0% cap · market cap 4.61%
Theoretical Best
Healthcare Medical
$318.8K
$279.0K – $372.0K
NOI $22,317 @ 7.0% cap · market cap 9.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
88
Businesses Nearby
Explore this area
Business Placement
Demographics for 39560, MS
18,611
Population
8,429
Households
2.2
Avg Household Size
41
Median Age
31%
College-Educated
94%
High-School Grad
20.3 sq mi
ZIP Area
917
Density / Sq Mi
$73,090
Median Household Income
$40,000
Median Earnings
$1,196
Median Rent
$210,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex with two occupied units, owner-managed expenses, and 24-hour notice required for showings
Where is this duplex located?
The property is located at 20029 Sunshine Dr Long Beach, MS.
What is the asking price?
The asking price for this property is $239,900.
What are key features of this property?
This property features: Two‑tenant duplex with both units occupied by long‑term tenants; Unit A: 2 bedrooms, 2 bathrooms; Unit B: 3 bedrooms, 2 bathrooms
