1923 Carolyn Ln · Pearl, MS 39208

$194,900

3 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 8 Days on market

Built 1963 0.50 ac lot Est $201k · at est.

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Why this score? — see what drove the C- 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 +20.0/30.0
• ARV discount +8.8/15.0
• DSCR +6.3/10.0
• 1% rule +4.1/10.0
• 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

Lovely older home located on a large corner lot, completely fenced. The home offers 3 full bedrooms and 2 baths. The home has new vinyl plank flooring throughout and has been freshly painted. The kitchen has many cabinets, wall oven and a ceramic top cooktop. There is a breakfast area adjacent to the kitchen. The formal dining and living combo are welcoming as you enter the home. The added bonuses are a huge sun porch which is heated and cooled, Bath fitters bathroom remodels, an enclosed two car garage, PLUS a shop that has electricity and was used for an artist studio. The home has rain gutters and recently newer hvac. There is a separate unit for the sun porch. The yard is dotted with fruit trees. Call your agent to see this one soon!

Key facts

• Wall oven
• Large corner lot
• Large sun porch

Tags

• LARGE CORNER LOT
• FENCED IN YARD
• CERAMIC TOP COOKTOP
• WALL OVEN
• SHOP WITH ELECTRICITY
• LARGE SUN PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (8.5% below list).
• Recommended offer: $178k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: 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; 2 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 $1k of loan paydown is wiped out by about $6k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $178,247 (8.5% below list)

Questions for the listing agent

1. Built in 1963 — 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: 0.91% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $200,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Richard Cv	0.13mi	3/2.0	1,282 (-2%)	6mo	$180,000	$140	82
742 Grandmont St	0.19mi	3/2.0	1,264 (-3%)	6mo	$160,000	$127	77
1966 Gloria Dr	0.20mi	3/1.0	1,122 (-14%)	4mo	$147,500	$131	64
1939 Twin Pine Dr	0.11mi	3/2.0	1,137 (-13%)	9mo	$175,000	$154	62
411 Poplar Blvd	0.66mi	3/2.0	1,289 (-1%)	2mo	$181,600	$141	62
102 Magnolia Way	0.62mi	3/2.0	1,292 (-1%)	5mo	$180,000	$139	61
100 Magnolia Way	0.63mi	3/2.0	1,354 (+4%)	3mo	$229,900	$170	58
1902 Edwin Ave	0.13mi	4/2.5 (+1)	1,482 (+14%)	6mo	$186,000	$126	55
1010 Riverwood Cv	0.69mi	3/2.0	1,377 (+6%)	1mo	$225,000	$163	54
733 Clearmont Dr	0.27mi	3/2.0	1,134 (-13%)	11mo	$175,000	$154	52
749 Sandy Ln	0.33mi	3/1.0	1,116 (-14%)	14mo	$175,000	$157	49
312 E Magnolia Pl	0.71mi	3/2.0	1,445 (+11%)	1mo	$233,598	$162	44

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: -4.9%
• Equity multiple: 0.81×
• Total profit: $-10,202
• Equity at exit: $29,060

10-year hold

• IRR: 8.0%
• Equity multiple: 1.69×
• Total profit: $37,655
• Equity at exit: $16,851

Cash invested: $54,572 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $240

Break-even live

Break-even rent $1,479

Max offer price $194,900

Occupancy floor 82%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Colony Park Dr Pearl, MS	1.0–3.0	1.0–2.0	1152	$1,790	$1.55	14d	18	0.32mi
2144 Napoleon Ave Pearl, MS	3.0	2.0	1265	$1,550	$1.23	44d	1	0.66mi

Listing history 6 events

1. 2025-07-02
   soldstatus
2. 2025-05-08
   status Pending
3. 2025-04-29
   listed $194,900 Active
4. 2021-08-26
   soldstatus
5. 2021-08-24
   soldstatus 747-char remark

   Show marketing remark (747 chars)

   Lovely older home located on a large corner lot, completely fenced. The home offers 3 full bedrooms and 2 baths. The home has new vinyl plank flooring throughout and has been freshly painted. The kitchen has many cabinets, wall oven and a ceramic top cooktop. There is a breakfast area adjacent to the kitchen. The formal dining and living combo are welcoming as you enter the home. The added bonuses are a huge sun porch which is heated and cooled, Bath fitters bathroom remodels, an enclosed two car garage, PLUS a shop that has electricity and was used for an artist studio. The home has rain gutters and recently newer hvac. There is a separate unit for the sun porch. The yard is dotted with fruit trees. Call your agent to see this one soon!

6. 2021-07-12
   listed $155,000 747-char remark

   Show marketing remark (747 chars)

   Lovely older home located on a large corner lot, completely fenced. The home offers 3 full bedrooms and 2 baths. The home has new vinyl plank flooring throughout and has been freshly painted. The kitchen has many cabinets, wall oven and a ceramic top cooktop. There is a breakfast area adjacent to the kitchen. The formal dining and living combo are welcoming as you enter the home. The added bonuses are a huge sun porch which is heated and cooled, Bath fitters bathroom remodels, an enclosed two car garage, PLUS a shop that has electricity and was used for an artist studio. The home has rain gutters and recently newer hvac. There is a separate unit for the sun porch. The yard is dotted with fruit trees. Call your agent to see this one soon!

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $1,540 · $128/mo
• Expected delta: +$759/yr (+$63/mo · 97.2%)

ⓘ 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 1/10 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: $21,390
• − Mortgage interest: −$10,917
• − Property taxes: −$781
• − Insurance: −$974
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$5,670
• Taxable loss: −$375
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $2,968/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

+25.7% since first listed

6 events — show timeline

• 2025-07-02 Sold (Public Records) — Public Records
• 2025-05-08 Pending — MLSU
• 2025-04-29 Listed $194,900 MLSU
• 2021-08-26 Sold (Public Records) — Public Records
• 2021-08-24 Sold (MLS) — MLSU
• 2021-07-12 Listed $155,000 MLSU

Property tax history

-8.5%/yr

Latest (2025): $781 · +0.0% YoY. Source: county tax records.