711 George Kersh Dr · Pearl, MS 39208

$224,900

6 bd · 1.0 ba · 1,894 sqft · MultiFamily public records · 29 Days on market

Built 1989 0.28 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Excellent investment opportunity in Pearl! This well-maintained 1989 duplex at 711 George Kersh Dr features two 3BR/1BA units, each offering 947 sq ft of efficient living space on a solid concrete slab. The exterior boasts durable brick veneer and a 160-ft deep rectangular lot with a level backyard. Interior highlights include carpet and vinyl flooring, central electric HVAC, and smart home technology (smart locks/thermostats). Residents enjoy off-street parking on a large concrete pad and easy access to local schools.

Key facts

• Off street parking
• Level backyard
• Durable brick veneer

Tags

• WELL MAINTAINED DUPLEX
• DURABLE BRICK VENEER
• LEVEL BACKYARD
• CENTRAL ELECTRIC HVAC
• SMART HOME TECHNOLOGY
• OFF STREET PARKING

Property features AI

Finance

• HOA & community: Community features include curbs, sidewalks, nearby park, and near entertainment

Exterior

• Parking: Space for 4 vehicles; Concrete driveway; On-site parking; Shared driveway; Direct access; Paved; no garage
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Natural gas connected; Phone connected; Water connected; Sewer connected
• Home design: House; One level
• Construction: Vinyl, brick veneer, and wood siding exterior; Slab foundation; Asphalt shingle roof; Built (year per public records)
• Exterior features: Front porch; Patio; Slab patio/porch; Chain link fencing; Lighting; Private entrance; Private yard; Rain gutters

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: Primary bedroom (Main) — 11 x 13; Bedroom (Main) — 10 x 11; Bedroom (Main) — 10 x 10
• Flooring: Carpet; Concrete; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Lighting; Private entrance; Private yard; Rain gutters; Exhaust fan
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.0-bath units multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $556/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% 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; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).
• At $3,189/mo this rent would consume 58% of the median local household income ($65k/yr) (locally 1235% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $63k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $221,526 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.19%
• DSCR: 1.94
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.34% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.72×
• Total profit: $45,429
• Equity at exit: $33,533

10-year hold

• IRR: 27.9%
• Equity multiple: 3.85×
• Total profit: $179,285
• Equity at exit: $19,445

Cash invested: $62,972 (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: 11.8×

Monthly cashflow live

• Estimated rent: $3,189 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $1,112

Break-even live

Break-even rent $1,781

Max offer price $224,900

Occupancy floor 60%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1	$3,188
Total (2 units)			$3,189

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $224,900 Active 29 DOM
2. 2026-06-17
   days on market $224,900 Active 28 DOM
3. 2026-06-16
   days on market $224,900 Active 27 DOM
4. 2026-06-15
   days on market $224,900 Active 26 DOM
5. 2026-06-14
   days on market $224,900 Active 24 DOM
6. 2026-06-10
   days on market $224,900 Active 21 DOM
7. 2026-06-09
   days on market $224,900 Active 20 DOM
8. 2026-06-08
   days on market $224,900 Active 19 DOM
9. 2026-06-07
   days on market $224,900 Active 18 DOM
10. 2026-06-03
    days on market $224,900 Active 14 DOM
11. 2026-06-02
    days on market $224,900 Active 13 DOM
12. 2026-06-01
    days on market $224,900 Active 12 DOM
13. 2026-05-31
    days on market $224,900 Active 11 DOM
14. 2026-05-30
    days on market $224,900 Active 10 DOM
15. 2026-05-20
    listed $224,900 Active
16. 2021-10-22
    soldstatus
17. 2021-09-10
    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: $1,608 · $134/mo
• Projected year-2 tax: $1,777 · $148/mo
• Expected delta: +$169/yr (+$14/mo · 10.5%)

ⓘ 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 7/10 Severe 78% 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: $38,268
• − Mortgage interest: −$12,598
• − Property taxes: −$1,608
• − Insurance: −$1,124
• − Repairs & maintenance: −$3,061
• − Management: −$3,061
• − Depreciation: −$6,543
• Taxable income: $10,273
• Est. tax owed @ 24.0%: −$2,465
• After-tax cash flow: $10,881/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 events — show timeline

• 2026-05-20 Listed $224,900 MLSU
• 2021-10-22 Sold (Public Records) — Public Records
• 2021-09-10 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,608 · -2.9% YoY. Source: county tax records.