in Long Beach, MS • 2026 Buying Guide
Best Month
January
$186K
Avoid
December
$207K
Potential Savings
$21K
10.4% difference
Market Type
Balanced
3.1 mo. supply
Present investment properties with numbers: current rent roll, expense history, cap rate, and potential upside. Investors care about cash flow and appreciation potential, not emotional appeal.
Median Sale Price
$297K
+4.4% YoY
Days on Market
42
median days
Inventory
93
active listings
Sale-to-List Ratio
98.4%
room to negotiate
Jan
$186K
BestFeb
$199K
Mar
$185K
Apr
$184K
May
$192K
Jun
$194K
Jul
$197K
Aug
$198K
Sep
$198K
Oct
$198K
Nov
$190K
Dec
$207K
PeakBased on historical sales data in Long Beach
Investment property timing is about numbers, not emotions. Off-season purchases (fall/winter) often yield better cap rates because you're competing against fewer primary residence buyers. However, also consider tenant move-in timing - summer moves are easier for families.
Pro Tip: With Long Beach's median price at $297K, a 20% down payment would be approximately $59K. Get pre-approved early to know exactly what you can afford.
Based on our analysis of Long Beach's housing market, January is typically the best time to buy a investment property. During this month, prices average around $186K, which is 10.4% lower than peak prices in December. Investment property timing is about numbers, not emotions. Off-season purchases (fall/winter) often yield better cap rates because you're competing against fewer primary residence buyers. However, also consider tenant move-in timing - summer moves are easier for families.
The current median home price in Long Beach is $297K. Investment Property prices vary based on location, size, and condition. Year-over-year, prices have changed +4.4%. Investment property returns come from both cash flow and appreciation. In high-growth markets, prioritize appreciation; in stable markets, focus on cash flow. The best investments often offer both.
Long Beach has a balanced market. This means you have reasonable options without extreme competition. Take time to find the right investment property but be prepared to move when you find it.
Key considerations for buying a investment property in Long Beach include: Calculate cap rate, cash-on-cash return, and cash flow; Factor in realistic vacancy rates (typically 5-8%); Budget for property management (10% of rent) even if self-managing. Also watch for red flags like Seller won't provide actual expense records and Deferred maintenance that will need immediate attention.
Homes in Long Beach currently spend an average of 42 days on market. This is typical for a balanced market with reasonable time to make decisions.
Investment properties require 15-25% down typically Interest rates are 0.5-1% higher than primary residence With Long Beach's median price of $297K, you'll want to get pre-approved early to understand your budget.
Looking for the best time to buy a investment property in Long Beach? Our analysis shows that January typically offers the best prices, with homes averaging around $186K. Buying during this time could save you up to $21K compared to peak months like December.
With a median price of $297K and homes spending an average of 42 days on market, Long Beach is currently a balanced market. There's currently 3.1 months of inventory available.
Investment property returns come from both cash flow and appreciation. In high-growth markets, prioritize appreciation; in stable markets, focus on cash flow. The best investments often offer both.
Working with a local real estate agent who knows Long Beach can help you understand neighborhood dynamics, identify the best opportunities, and negotiate effectively in this market.
Connect with local agents who specialize in investment properties.