Duplex With Updated
For Sale
$235,000
5596 Daugherty Road lot A, Long Beach, MS 39560
Residential Income, Long Beach, MS
Property Size2,288 SF
Lot Size0.22 Acres
Price / SF$102.71
Days on Market25
Property Features for 5596 Daugherty Road lot A
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bathroom 2, Bathroom 4, Bedroom 5, Bedroom 2, Bedroom 3, Bedroom 1, Bedroom 6, Bedroom 4, Bathroom 1
Subdivision
Henderson Shipman Hughes Sur L
Standard status
Active
APN
0511i-01-008.002
Size
2,288 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BEG 20 FT E & 107.7 FT S OF NW COR OF NE1/4 OF NE1/4 OF SEC 10 ON E MAR OF DAUGHERTY RD SLY ALONG RD 77.7 FT E 128.2 FT N 77.4 FT W 128.1 FT TO POB PART OF NE1/4 OF NE1/4 OF SEC 10-8-12
Tax Annual Amount
3391
Legal Description
BEG 20 FT E & 107.7 FT S OF NW COR OF NE1/4 OF NE1/4 OF SEC 10 ON E MAR OF DAUGHERTY RD SLY ALONG RD 77.7 FT E 128.2 FT N 77.4 FT W 128.1 FT TO POB PART OF NE1/4 OF NE1/4 OF SEC 10-8-12
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Amenities
fenced-in area
interior laundry
Building Details
Year built
1996
Floors in Building
1
Number of units
2
Roof type
Shingle
Listing Agency:
Coastal Realty Group
(228) 280-8026
Listed By:
Cecilia N Patricks · License #S50131
(228) 669-6280
Added: Aug 24
Changed: Sep 16
Last Checked: Sep 17 at 6:06PM
MLS# 4160267
Copyright © 2026 MLS United. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1996, this duplex contains 2,288 square feet across two separate three-bedroom, two-bath residences. Each unit includes an interior laundry area and its own fenced outdoor space. The property sits on a 0.22-acre lot, and the shingle roof was replaced in 2025.
Both units are currently occupied and leased. Public water and public sewer serve the property, with cable availability also reported. Located at 5596 Daugherty Road in Long Beach, Mississippi, the duplex provides a defined two-unit configuration for residential income use.
Both units are currently occupied and leased. Public water and public sewer serve the property, with cable availability also reported. Located at 5596 Daugherty Road in Long Beach, Mississippi, the duplex provides a defined two-unit configuration for residential income use.
Key Highlights
- Two 3‑bedroom, 2‑bath units within a 2,288‑square‑foot duplex
- Roof replaced in 2025
- Each unit has its own fenced‑in area and interior laundry
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
$14,400
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
6.13%
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%
$288,000
$288.0K
Cap Rate 7%
$205,714
$205.7K
Cap Rate 9%
$160,000
$160.0K
Market Conditions
NOI Build-Up for 2,288 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
$22.2K $9.72/SF
− Vacancy
−$1.7K −$0.73/SF
EGI
$20.6K $8.99/SF
− OpEx
−$6.2K −$2.70/SF
NOI
$14.4K $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%
$288,000
Cap Rate 7%
$205,714
Cap Rate 9%
$160,000
Alternative Uses
Best Use
Multifamily LT 5
$205.7K
$180.0K – $240.0K
NOI $14,400 @ 7.0% cap · market cap 6.13%
Second Best
Apartment 5plus
$182.8K
$159.9K – $213.3K
NOI $12,795 @ 7.0% cap · market cap 5.44%
Theoretical Best
Healthcare Medical
$368.6K
$322.5K – $430.0K
NOI $25,802 @ 7.0% cap · market cap 10.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
115
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two occupied residences offer private fenced areas, interior laundry, and separate three-bedroom, two-bath layouts.
Where is this duplex located?
The property is located at 5596 Daugherty Road lot A Long Beach, MS.
What is the asking price?
The asking price for this property is $235,000.
What are key features of this property?
This property features: Two 3‑bedroom, 2‑bath units within a 2,288‑square‑foot duplex; Roof replaced in 2025; Each unit has its own fenced‑in area and interior laundry
