Updated Duplex With Fenced
For Sale
$235,000
A-5596 Daugherty Road, Long Beach, MS 39560
Two occupied residences offer separate outdoor areas and in-unit laundry within a recently updated duplex.
Property Size2,288 SF
Price / SF$102.71
Days on Market10
Property Features for A-5596 Daugherty Road
General Information
Standard status
Active
Size
2,288 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$3,391
Listing Agency:
Coastal Realty Group
(228) 280-8026
Listed By:
Cecilia N Patricks · License #S50131
(228) 669-6280
Source:
Exprealty
Added: Aug 24
Changed: Aug 31
Last Checked: Sep 1 at 10:02PM
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 Coastal Realty Group
Investment Insights
Based on property information with market context.
This duplex contains two 3-bedroom, 2-bath residences totaling 2,288 square feet. Each unit includes a private fenced area and interior laundry, providing distinct living spaces within the property. The roof was replaced in 2025.
Both residences are occupied and leased, with tenants reported in good standing. The property is located on Daugherty Road in Long Beach, Mississippi, near schools.
Both residences are occupied and leased, with tenants reported in good standing. The property is located on Daugherty Road in Long Beach, Mississippi, near schools.
Key Highlights
- Two 3‑bedroom, 2‑bath units
- 2,288 square feet total
- Roof replaced in 2025
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
Current Use
Location Intelligence
Trade Area within ½ mile
82
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two occupied residences offer separate outdoor areas and in-unit laundry within a recently updated duplex.
Where is this duplex located?
The property is located at A-5596 Daugherty Road 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; 2,288 square feet total; Roof replaced in 2025
