245 Skylane Dr · Pearl, MS 39208

$225,000

3 bd · 2.0 ba · 1,294 sqft · SingleFamily · 30 Days on market

Built 2022 6,534 sqft lot $174/sqft · at area comps Est $225k · at est.

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Why this score? — see what drove the D- 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 +11.8/30.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW CONSTRUCTION Home in Pearl (nearing completion)! This low-maintenance 3 bedroom, 2 bath brick home features: Granite countertops in the kitchen and bathrooms, durable and stylish stained concrete floors, architectural shingle roof, vinyl wrapped soffits/fascia which offer easy maintenance, stainless steel appliances, 2 car garage, LED recessed lighting throughout, a walk-in closet in the master bedroom, and more! This home is located in the new Garden Hills subdivision which is conveniently located across from Hinds Community College and offers easy access to the Airport, Lakeland Drive, Hwy 80, I-20, and many great shopping, dining, and entertainment establishments that Pearl has to offer! **Photos will be updated as construction progresses or until the home has sold, so check back often for updates!**

Key facts

• Covered front porch
• Private bath
• Open layout

Tags

• COVERED FRONT PORCH
• OPEN LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPDATED TILE BACKSPLASH
• PRIVATE BATH

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener, direct access, concrete surface; 2 total parking spaces
• Security: Smoke detectors; Dead bolt locks
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Slab foundation; Architectural shingle roof; Built (year per public records)
• Exterior features: Front porch; Rear porch; Outdoor lighting; Rain gutters; Landscaped yard; Lot dimensions approximately 135 x 53

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Stainless steel appliances; Granite counters; Pantry; Eat-in kitchen
• Flooring: Concrete (painted/stained)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Entrance foyer; Granite counters; High-speed internet available; Open floorplan; Pantry; Recessed lighting; Walk-in closet(s); Dead bolt locks; Blinds
• Laundry & utility: Laundry room with washer and electric dryer hookups; Washer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-64 ($-765/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (21.0% below list).
• Recommended offer: $178k (21.0% below list) — sets the bar for 1% rule.

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); 277 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $177,749 (21.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 10.5

CMA / ARV

• ARV (median comp): $225,066
• List price: $225,000
• Delta: -0.03%
• 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
260 Skylane Dr	0.08mi	3/2.0	1,291 (-0%)	15mo	$217,900	$169	83
114 Leland St	0.27mi	3/1.5	1,275 (-2%)	11mo	$175,000	$137	74
120 Joanie St	0.26mi	3/1.0	1,354 (+5%)	8mo	$189,900	$140	69
252 Skylane Dr	0.04mi	3/2.0	1,204 (-7%)	22mo	$210,000	$174	68
4105 Herrington Blvd. Blvd	0.30mi	3/2.0	1,291 (-0%)	24mo	$172,900	$134	66
4220 Nancy St	0.34mi	3/1.0	1,179 (-9%)	3mo	$154,000	$131	63
4119 Dearing St	0.37mi	3/2.0	1,221 (-6%)	13mo	$179,900	$147	63
206 Areo Dr	0.49mi	3/2.0	1,212 (-6%)	6mo	$175,000	$144	62
4126 Nancy St	0.40mi	4/2.0 (+1)	1,163 (-10%)	1mo	$164,900	$142	59
4162 Dearing St	0.31mi	3/1.5	1,117 (-14%)	6mo	$139,900	$125	56
305 Lodi Dr	0.36mi	3/2.0	1,486 (+15%)	11mo	$217,900	$147	49
253 E Meade St	0.72mi	3/2.0	1,455 (+12%)	20mo	$233,000	$160	29

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: -14.8%
• Equity multiple: 0.45×
• Total profit: $-34,375
• Equity at exit: $33,548

10-year hold

• IRR: -1.7%
• Equity multiple: 0.87×
• Total profit: $-8,137
• Equity at exit: $19,454

Cash invested: $63,000 (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: 277
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,777 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$194 /mo · $2,332/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-64

Break-even live

Break-even rent $1,858

Max offer price $213,734

Occupancy floor 99%

Sensitivity live

Price	-10% $64	-5% $0	+0% $-64	+5% $-127	+10% $-191
Rent	-10% $-204	-5% $-134	+0% $-64	+5% $6	+10% $77
Rate	-1.0pp $50	-0.5pp $-7	base $-64	+0.5pp $-122	+1.0pp $-181

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3626 Wilcox Dr Pearl, MS	3.0	2.0	1728	$2,000	$1.16	16d	1	0.83mi

Listing history 4 events

1. 2026-04-21
   listed $239,900 Active 1492-char remark
2. 2022-05-12
   soldstatus Closed 819-char remark

   Show marketing remark (819 chars)

   NEW CONSTRUCTION Home in Pearl (nearing completion)! This low-maintenance 3 bedroom, 2 bath brick home features: Granite countertops in the kitchen and bathrooms, durable and stylish stained concrete floors, architectural shingle roof, vinyl wrapped soffits/fascia which offer easy maintenance, stainless steel appliances, 2 car garage, LED recessed lighting throughout, a walk-in closet in the master bedroom, and more! This home is located in the new Garden Hills subdivision which is conveniently located across from Hinds Community College and offers easy access to the Airport, Lakeland Drive, Hwy 80, I-20, and many great shopping, dining, and entertainment establishments that Pearl has to offer! **Photos will be updated as construction progresses or until the home has sold, so check back often for updates!**

3. 2022-03-12
   status Pending 819-char remark

   Show marketing remark (819 chars)

   NEW CONSTRUCTION Home in Pearl (nearing completion)! This low-maintenance 3 bedroom, 2 bath brick home features: Granite countertops in the kitchen and bathrooms, durable and stylish stained concrete floors, architectural shingle roof, vinyl wrapped soffits/fascia which offer easy maintenance, stainless steel appliances, 2 car garage, LED recessed lighting throughout, a walk-in closet in the master bedroom, and more! This home is located in the new Garden Hills subdivision which is conveniently located across from Hinds Community College and offers easy access to the Airport, Lakeland Drive, Hwy 80, I-20, and many great shopping, dining, and entertainment establishments that Pearl has to offer! **Photos will be updated as construction progresses or until the home has sold, so check back often for updates!**

4. 2022-03-11
   listed $199,900 Active 819-char remark

   Show marketing remark (819 chars)

   NEW CONSTRUCTION Home in Pearl (nearing completion)! This low-maintenance 3 bedroom, 2 bath brick home features: Granite countertops in the kitchen and bathrooms, durable and stylish stained concrete floors, architectural shingle roof, vinyl wrapped soffits/fascia which offer easy maintenance, stainless steel appliances, 2 car garage, LED recessed lighting throughout, a walk-in closet in the master bedroom, and more! This home is located in the new Garden Hills subdivision which is conveniently located across from Hinds Community College and offers easy access to the Airport, Lakeland Drive, Hwy 80, I-20, and many great shopping, dining, and entertainment establishments that Pearl has to offer! **Photos will be updated as construction progresses or until the home has sold, so check back often for updates!**

ⓘ 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: $2,332 · $194/mo
• Projected year-2 tax: $2,332 · $194/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: $21,330
• − Mortgage interest: −$12,603
• − Property taxes: −$2,332
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$6,545
• Taxable loss: −$4,689
• Est. tax savings @ 24.0%: +$1,125
• After-tax cash flow: $360/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

+12.6% since first listed

8 events — show timeline

• 2026-06-15 Sold (MLS) — MLSU
• 2026-06-08 Sold (Public Records) — Public Records
• 2026-05-22 Pending — MLSU
• 2026-05-20 Price Changed $225,000 MLSU
• 2026-04-21 Listed $239,900 MLSU
• 2022-05-12 Sold (MLS) — MLSU
• 2022-03-12 Pending — MLSU
• 2022-03-11 Listed $199,900 MLSU

Property tax history

+114.3%/yr

Latest (2025): $2,332 · +0.0% YoY. Source: county tax records.