2069 Murray Dr · Pearl, MS 39208

$147,000

4 bd · 1.0 ba · 1,402 sqft · SingleFamily public records · 127 Days on market

Built 1963 0.39 ac lot $105/sqft · 6% below area Est $157k · 6% under

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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 +10.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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 MLS

this home offers a convenient central location with quick access to shopping, dining, and major commuting routes throughout the Jackson-metro area. This property is a great opportunity for a homeowner or investor looking for a solid home in an established neighborhood. The layout offers comfortable living space with functional flow, making it easy to personalize and add value. Situated on a level lot, the property provides room for outdoor enjoyment and everyday convenience. Whether you're looking for a primary residence or a rental opportunity in a high-demand area of Pearl, 2069 Murry Drive is well positioned for both.

Key facts

• Central location
• Functional flow
• 0.39 acre lot

Tags

• CENTRAL LOCATION
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING
• ESTABLISHED NEIGHBORHOOD
• COMFORTABLE LIVING SPACE
• FUNCTIONAL FLOW

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $129k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: schools D+, amenities F, commute F.
• 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.
• Market conditions: Rents rising fast (+6.3%/yr); 265 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $1k 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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $129,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.24%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

• ARV (median comp): $157,019
• List price: $147,000
• Delta: -6.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 Riverwood Cv	0.49mi	3/2.0 (-1)	1,377 (-2%)	1mo	$225,000	$163	65
100 Magnolia Way	0.41mi	3/2.0 (-1)	1,354 (-3%)	3mo	$229,900	$170	63
210 Pine Park Dr	0.56mi	3/1.0 (-1)	1,329 (-5%)	4mo	$139,900	$105	56
102 Magnolia Way	0.42mi	3/2.0 (-1)	1,292 (-8%)	5mo	$180,000	$139	54
312 E Magnolia Pl	0.69mi	3/2.0 (-1)	1,445 (+3%)	1mo	$233,598	$162	53
1905 Gloria Dr	0.52mi	3/2.0 (-1)	1,525 (+9%)	2mo	$186,000	$122	51
411 Poplar Blvd	0.56mi	3/2.0 (-1)	1,289 (-8%)	2mo	$181,600	$141	50
742 Grandmont St	0.46mi	3/2.0 (-1)	1,264 (-10%)	6mo	$160,000	$127	48
2384 Harahan Rd	0.72mi	3/2.0 (-1)	1,335 (-5%)	2mo	$209,000	$157	48
117 Oak Park Dr	0.65mi	3/2.0 (-1)	1,305 (-7%)	4mo	$175,000	$134	46
2372 Upper Dr	0.66mi	3/1.5 (-1)	1,242 (-11%)	1mo	$160,000	$129	42
201 Richard Cv	0.72mi	3/2.0 (-1)	1,282 (-9%)	6mo	$180,000	$140	38

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: 10.9%
• Equity multiple: 1.45×
• Total profit: $18,360
• Equity at exit: $21,918

10-year hold

• IRR: 22.4%
• Equity multiple: 3.21×
• Total profit: $91,131
• Equity at exit: $12,710

Cash invested: $41,160 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,930 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$135 /mo · $1,625/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $557

Break-even live

Break-even rent $1,225

Max offer price $147,000

Occupancy floor 66%

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2144 Napoleon Ave Pearl, MS	3.0	2.0	1265	$1,550	$1.23	44d	1	0.21mi
200 Colony Park Dr Pearl, MS	1.0–3.0	1.0–2.0	1152	$1,790	$1.55	14d	18	0.25mi

Listing history 18 events

1. 2026-06-18
   days on market $147,000 Active 127 DOM
2. 2026-06-17
   days on market $147,000 Active 126 DOM
3. 2026-06-16
   days on market $147,000 Active 125 DOM
4. 2026-06-15
   days on market $147,000 Active 124 DOM
5. 2026-06-14
   days on market $147,000 Active 122 DOM
6. 2026-06-10
   days on market $147,000 Active 119 DOM
7. 2026-06-09
   days on market $147,000 Active 118 DOM
8. 2026-06-08
   days on market $147,000 Active 117 DOM
9. 2026-06-07
   days on market $147,000 Active 116 DOM
10. 2026-06-03
    days on market $147,000 Active 112 DOM
11. 2026-06-02
    days on market $147,000 Active 111 DOM
12. 2026-06-01
    days on market $147,000 Active 110 DOM
13. 2026-05-31
    days on market $147,000 Active 109 DOM
14. 2026-05-30
    days on market $147,000 Active 108 DOM
15. 2026-02-11
    listed $147,000 Active 634-char remark

    Show marketing remark (634 chars)

    this home offers a convenient central location with quick access to shopping, dining, and major commuting routes throughout the Jackson-metro area. This property is a great opportunity for a homeowner or investor looking for a solid home in an established neighborhood. The layout offers comfortable living space with functional flow, making it easy to personalize and add value. Situated on a level lot, the property provides room for outdoor enjoyment and everyday convenience. Whether you're looking for a primary residence or a rental opportunity in a high-demand area of Pearl, 2069 Murry Drive is well positioned for both.

16. 2018-04-03
    historical
17. 2018-01-15
    listed $89,000
18. 2005-05-23
    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: $1,625 · $135/mo
• Projected year-2 tax: $1,625 · $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 3/10 Moderate
• 🌡 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: $23,159
• − Mortgage interest: −$8,234
• − Property taxes: −$1,625
• − Insurance: −$735
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$4,276
• Taxable income: $4,582
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $5,585/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

+65.2% since first listed

4 events — show timeline

• 2026-02-11 Listed $147,000 MLSU
• 2018-04-03 Listing Removed — MLSU
• 2018-01-15 Listed $89,000 MLSU
• 2005-05-23 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,625 · +0.0% YoY. Source: county tax records.