3264 Pauline Dr · Pearl, MS 39208

$125,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 19 Days on market

Built 1953 0.34 ac lot $86/sqft · 29% below area Est $185k · 33% under ↓ 4% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity is knocking with this value packed investment property in Pearl. Offered as-is, this home features 3 bedrooms with the potential for a 4th bedroom or private suite setup, giving investors and buyers extra flexibility for rental income or added functionality. Inside, you'll find a layout with strong upside, including a full bathroom plus an additional area already equipped with a functioning toilet and nearby shower, creating a solid starting point for a future second bath conversion. Outside, the large fenced backyard and detached storage building add even more usable space and long term value. Whether you're looking for your next rental property, flip opportunity, or affordable

Key facts

• Large yard
• Usable outdoor space
• Fenced backyard

Tags

• LARGE YARD
• FENCED BACKYARD
• USABLE OUTDOOR SPACE
• ADDITIONAL BATHROOM SETUP

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Single family residence; House; One story
• Construction: Vinyl exterior; Asphalt shingle roof; Conventional foundation; Built in public-records era (year built from public records)
• Exterior features: Back yard fencing

Interior

• Kitchen: Built-in electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in electric range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 5.5% in Pearl — 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 73/100 on livability (#19 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Pearl Public School District (suburban): math 44% / reading 42% proficiency, ranked #32 of 130 in MS (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pearl Lower Elementary School (782 students, 100% FRL); Pearl Junior High School (math 46% / reading 40%, grade D-, #47 of 179 statewide, top 26%, 1,001 students, 100% FRL); Pearl High School (math 46% / reading 49%, grade D, #28 of 197 statewide, top 14%, 1,262 students, 100% FRL) — zoned schools average 100% FRL vs 57% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.3%/yr); 265 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rankin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.47% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.72%
• DSCR: 1.92
• GRM: 5.7

CMA / ARV

• ARV (median comp): $185,453
• List price: $125,000
• Delta: -32.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3175 Stark Dr	0.29mi	3/2.0	1,409 (-3%)	4mo	$249,500	$177	78
3410 Mahaffey Dr	0.17mi	3/1.5	1,580 (+8%)	2mo	$84,900	$54	74
4618 Moonridge Cv	0.41mi	3/2.0	1,521 (+4%)	2mo	$249,900	$164	71
230 Jeffries Dr	0.66mi	4/2.0 (+1)	1,452 (-0%)	1mo	$115,000	$79	63
268 Trojan Dr	0.67mi	3/2.0	1,505 (+3%)	4mo	$199,900	$133	60
180 Pemberton Dr	0.61mi	3/2.0	1,367 (-6%)	3mo	$145,000	$106	59
282 Belaire Dr	0.65mi	3/2.0	1,372 (-6%)	4mo	$207,000	$151	57
3443 Marguerite Dr	0.29mi	3/1.0	1,244 (-15%)	1mo	$185,000	$149	57
237 Trojan Dr	0.61mi	3/1.5	1,316 (-10%)	2mo	$115,000	$87	52
250 Maxine Cir	0.75mi	4/2.0 (+1)	1,550 (+6%)	2mo	$224,300	$145	48
3683 Wilcox Dr	0.67mi	3/2.0	1,646 (+13%)	1mo	$242,500	$147	46
262 Trojan Dr	0.67mi	3/2.0	1,662 (+14%)	4mo	$210,000	$126	42

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 · 6.34% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.70×
• Total profit: $24,618
• Equity at exit: $18,638

10-year hold

• IRR: 27.6%
• Equity multiple: 3.83×
• Total profit: $99,031
• Equity at exit: $10,808

Cash invested: $35,000 (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 39208

• Home prices YoY: -20.3%
• Rents YoY: 6.3%
• Active inventory: 265
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,832 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$135 /mo · $1,622/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $604

Break-even live

Break-even rent $1,067

Max offer price $125,000

Occupancy floor 62%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Pemberton Dr Pearl, MS	3.0	2.0	1367	$1,700	$1.24	43d	1	0.62mi
523 Sardis St Pearl, MS	4.0	2.0	1720	$1,900	$1.10	43d	1	0.74mi
3626 Wilcox Dr Pearl, MS	3.0	2.0	1728	$2,000	$1.16	13d	1	0.74mi
142 W Lisa Dr Pearl, MS	3.0	1.5	1512	$1,706	$1.13	13d	1	0.97mi

Listing history 4 events

1. 2026-05-14
   status Pending 886-char remark
2. 2026-05-06
   price $125,000 886-char remark
3. 2026-04-24
   listed $130,000 Active 886-char remark
4. 2007-11-13
   soldstatus

ⓘ 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: $1,622 · $135/mo
• Projected year-2 tax: $1,622 · $135/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,982
• − Mortgage interest: −$7,002
• − Property taxes: −$1,622
• − Insurance: −$625
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$3,636
• Taxable income: $5,580
• Est. tax owed @ 24.0%: −$1,339
• After-tax cash flow: $5,914/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: Pearl Public School District
• NCES district ID: 2803520
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $42,525
• Composite: 36.29/100
• National rank: #4699
• State rank: #32 of 130 in MS

Livability — Pearl

• Score: 73/100
• State rank: #19
• US rank: #5662

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D- Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pearl, MS
• County: Rankin County · 123,614 people
• City population: 34,442
• Metro: Jackson, MS
• Population (ZIP): 34,442
• Household income: $65,480
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1235.0

Population outlook (Rankin County) Hauer SSP2

• Today (2025): 164,317 people
• By 2030: 171,013 · +4.1%
• By 2040: 182,723 · +11.2%
• By 2050: 192,376 · +17.1%
• By 2075: 209,535 · +27.5%
• By 2100: 209,534 · +27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 31% Hispanic / Latino 5% Two or more races 3% Asian 2%
• Common ancestry: Italian 5% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Rankin

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.0%
• 2008→2024 swing: +6.4pp toward D · 2008: -53.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+45.4 2016: R+52.9 2012: R+51.9 2008: R+53.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.11%
• Current HPI: 193.0609
• Rent YoY: ▲ 6.34%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-3.8% since first listed

5 events — show timeline

• 2026-06-17 Sold (MLS) — MLSU
• 2026-05-14 Pending — MLSU
• 2026-05-06 Price Changed $125,000 MLSU
• 2026-04-24 Listed $130,000 MLSU
• 2007-11-13 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,622 · +0.0% YoY. Source: county tax records.