431 Wildberry Cir · Pearl, MS 39208

$256,000

3 bd · 2.0 ba · 1,578 sqft · SingleFamily public records · 86 Days on market

Built 2004 7,405 sqft lot $162/sqft · at area comps Est $278k · 8% under

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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 +15.3/30.0
• ARV discount +11.1/15.0
• DSCR +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home, Nestled within a sought-after golf course community, this charming 3-bedroom, 2-bathroom home offers 1,758 square feet of thoughtfully designed living space that blends comfort with everyday functionality. Now available for sale, this residence is ready to welcome its next chapter. Step inside to discover a welcoming layout that flows effortlessly from room to room. The formal dining room sets the stage for memorable gatherings, whether it's an intimate dinner party or a holiday celebration with loved ones. The kitchen features an updated microwave and disposal, making meal preparation a breeze. Beyond the kitchen area, a versatile bonus space awaits -- perfect for a home office, playroom, or creative studio tailored to your lifestyle. The primary suite is highlighted with a separate shower and soaking tub for those well-deserved moments of relaxation. Spacious guest bedrooms provide plenty of room for family members or visiting friends to feel right at home. An updated HVAC system ensures year-round comfort and energy efficiency, giving you peace of mind for seasons to come. Located within the desirable Pearl School District, this home is conveniently situated near shopping and dining. Schedule your private showing today before this gem is gone!

Key facts

• Formal dining room
• Soaking tub
• Separate shower

Tags

• GOLF COURSE COMMUNITY
• FORMAL DINING ROOM
• UPDATED MICROWAVE
• VERSATILE BONUS SPACE
• SEPARATE SHOWER
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $256k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $213k (16.8% below list).
• Recommended offer: $213k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.5% in Pearl — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $8k 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 86 days — a 6% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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 $213,046 (16.8% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.83% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (median comp): $278,198
• List price: $256,000
• Delta: -7.98%
• 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
417 Wildberry Cir	0.09mi	3/2.0	1,405 (-11%)	2mo	$259,900	$185	76
441 Wildberry Cir	0.05mi	3/2.0	1,749 (+11%)	12mo	$269,900	$154	70
585 Clubhouse Dr	0.15mi	3/2.0	1,701 (+8%)	12mo	$284,900	$167	70
530 Planters Dr	0.38mi	3/2.0	1,709 (+8%)	4mo	$272,500	$159	65
714 Clubhouse Dr	0.35mi	3/2.0	1,700 (+8%)	9mo	$275,000	$162	64
101 Courtyards Dr	0.47mi	2/2.0 (-1)	1,636 (+4%)	9mo	$289,900	$177	60
415 Patrick Farms Dr	0.65mi	3/2.0	1,638 (+4%)	6mo	$249,900	$153	58
252 Clubview Cir	0.40mi	3/2.0	1,778 (+13%)	7mo	$275,000	$155	54
988 Clubhouse Dr	0.67mi	3/2.0	1,705 (+8%)	4mo	$272,900	$160	52
518 Westfield Dr	0.67mi	3/2.0	1,780 (+13%)	1mo	$299,775	$168	47
425 Patrick Farms	0.72mi	4/2.0 (+1)	1,800 (+14%)	1mo	$279,900	$156	37
990 Clubhouse Dr	0.69mi	4/2.0 (+1)	1,766 (+12%)	11mo	$240,000	$136	34

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: -10.5%
• Equity multiple: 0.61×
• Total profit: $-28,163
• Equity at exit: $38,170

10-year hold

• IRR: 2.6%
• Equity multiple: 1.21×
• Total profit: $15,404
• Equity at exit: $22,134

Cash invested: $71,680 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,130 high
• Mortgage (P&I): −$1,342
• Tax from tax record: −$140 /mo · $1,676/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $94

Break-even live

Break-even rent $2,011

Max offer price $256,000

Occupancy floor 91%

Sensitivity live

Price	-10% $239	-5% $167	+0% $94	+5% $22	+10% $-51
Rent	-10% $-74	-5% $10	+0% $94	+5% $178	+10% $263
Rate	-1.0pp $223	-0.5pp $159	base $94	+0.5pp $28	+1.0pp $-40

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: $64,000
• Closing costs: $7,680
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
548 Patrick Farms Dr Pearl, MS	4.0	2.0	1850	$2,800	$1.51	15d	1	0.85mi
573 Patrick Farms Dr Pearl, MS	3.0	2.0	1910	$2,700	$1.41	15d	1	0.87mi
563 Patrick Farms Dr Pearl, MS	3.0	2.0	1810	$2,387	$1.32	15d	1	1.06mi
571 Patrick Farms Dr Pearl, MS	3.0	2.0	1810	$2,387	$1.32	15d	1	1.11mi
100 Windsor Lake Blvd Brandon, MS	2.0	2.0	1200	$1,390	$1.16	15d	1	1.50mi
100 Windsor Lake Blvd Brandon, MS	2.0	2.0	1200	$1,505	$1.25	44d	1	1.50mi
100 Windsor Lake Blvd Brandon, MS	3.0	2.0	1456	$1,600	$1.10	22d	1	1.50mi

Listing history 34 events

1. 2026-06-18
   days on market $256,000 Active 86 DOM
2. 2026-06-17
   pricedays on market $256,000 Active 85 DOM
3. 2026-06-16
   days on market $259,900 Active 84 DOM
4. 2026-06-15
   days on market $259,900 Active 83 DOM
5. 2026-06-14
   days on market $259,900 Active 81 DOM
6. 2026-06-10
   days on market $259,900 Active 78 DOM
7. 2026-06-09
   days on market $259,900 Active 77 DOM
8. 2026-06-08
   days on market $259,900 Active 76 DOM
9. 2026-06-07
   days on market $259,900 Active 75 DOM
10. 2026-06-03
    days on market $259,900 Active 71 DOM
11. 2026-06-02
    days on market $259,900 Active 70 DOM
12. 2026-06-01
    days on market $259,900 Active 69 DOM
13. 2026-05-31
    days on market $259,900 Active 68 DOM
14. 2026-05-30
    days on market $259,900 Active 67 DOM
15. 2026-05-03
    price $262,000 1283-char remark

    Show marketing remark (1283 chars)

    Welcome Home, Nestled within a sought-after golf course community, this charming 3-bedroom, 2-bathroom home offers 1,758 square feet of thoughtfully designed living space that blends comfort with everyday functionality. Now available for sale, this residence is ready to welcome its next chapter. Step inside to discover a welcoming layout that flows effortlessly from room to room. The formal dining room sets the stage for memorable gatherings, whether it's an intimate dinner party or a holiday celebration with loved ones. The kitchen features an updated microwave and disposal, making meal preparation a breeze. Beyond the kitchen area, a versatile bonus space awaits -- perfect for a home office, playroom, or creative studio tailored to your lifestyle. The primary suite is highlighted with a separate shower and soaking tub for those well-deserved moments of relaxation. Spacious guest bedrooms provide plenty of room for family members or visiting friends to feel right at home. An updated HVAC system ensures year-round comfort and energy efficiency, giving you peace of mind for seasons to come. Located within the desirable Pearl School District, this home is conveniently situated near shopping and dining. Schedule your private showing today before this gem is gone!

16. 2026-04-11
    price $267,000 1283-char remark

    Show marketing remark (1283 chars)

    Welcome Home, Nestled within a sought-after golf course community, this charming 3-bedroom, 2-bathroom home offers 1,758 square feet of thoughtfully designed living space that blends comfort with everyday functionality. Now available for sale, this residence is ready to welcome its next chapter. Step inside to discover a welcoming layout that flows effortlessly from room to room. The formal dining room sets the stage for memorable gatherings, whether it's an intimate dinner party or a holiday celebration with loved ones. The kitchen features an updated microwave and disposal, making meal preparation a breeze. Beyond the kitchen area, a versatile bonus space awaits -- perfect for a home office, playroom, or creative studio tailored to your lifestyle. The primary suite is highlighted with a separate shower and soaking tub for those well-deserved moments of relaxation. Spacious guest bedrooms provide plenty of room for family members or visiting friends to feel right at home. An updated HVAC system ensures year-round comfort and energy efficiency, giving you peace of mind for seasons to come. Located within the desirable Pearl School District, this home is conveniently situated near shopping and dining. Schedule your private showing today before this gem is gone!

17. 2026-03-24
    listed $269,000 Active 1283-char remark

    Show marketing remark (1283 chars)

    Welcome Home, Nestled within a sought-after golf course community, this charming 3-bedroom, 2-bathroom home offers 1,758 square feet of thoughtfully designed living space that blends comfort with everyday functionality. Now available for sale, this residence is ready to welcome its next chapter. Step inside to discover a welcoming layout that flows effortlessly from room to room. The formal dining room sets the stage for memorable gatherings, whether it's an intimate dinner party or a holiday celebration with loved ones. The kitchen features an updated microwave and disposal, making meal preparation a breeze. Beyond the kitchen area, a versatile bonus space awaits -- perfect for a home office, playroom, or creative studio tailored to your lifestyle. The primary suite is highlighted with a separate shower and soaking tub for those well-deserved moments of relaxation. Spacious guest bedrooms provide plenty of room for family members or visiting friends to feel right at home. An updated HVAC system ensures year-round comfort and energy efficiency, giving you peace of mind for seasons to come. Located within the desirable Pearl School District, this home is conveniently situated near shopping and dining. Schedule your private showing today before this gem is gone!

18. 2022-08-04
    soldstatus
19. 2022-07-29
    soldstatus Closed 238-char remark

    Show marketing remark (238 chars)

    Patrick Farms says it all to locals that know the wonderful resort neighborhood near the edge of town situated around the golf course. Convenient to all the city amenities, this 3 bed/2 bath home is move in ready. Call your Realtor today!

20. 2022-06-28
    status Pending 238-char remark

    Show marketing remark (238 chars)

    Patrick Farms says it all to locals that know the wonderful resort neighborhood near the edge of town situated around the golf course. Convenient to all the city amenities, this 3 bed/2 bath home is move in ready. Call your Realtor today!

21. 2022-06-23
    status Active 238-char remark

    Show marketing remark (238 chars)

    Patrick Farms says it all to locals that know the wonderful resort neighborhood near the edge of town situated around the golf course. Convenient to all the city amenities, this 3 bed/2 bath home is move in ready. Call your Realtor today!

22. 2022-03-18
    historical 238-char remark

    Show marketing remark (238 chars)

    Patrick Farms says it all to locals that know the wonderful resort neighborhood near the edge of town situated around the golf course. Convenient to all the city amenities, this 3 bed/2 bath home is move in ready. Call your Realtor today!

23. 2022-03-18
    price $225,000 238-char remark

    Show marketing remark (238 chars)

    Patrick Farms says it all to locals that know the wonderful resort neighborhood near the edge of town situated around the golf course. Convenient to all the city amenities, this 3 bed/2 bath home is move in ready. Call your Realtor today!

24. 2022-03-17
    status Pending 238-char remark

    Show marketing remark (238 chars)

    Patrick Farms says it all to locals that know the wonderful resort neighborhood near the edge of town situated around the golf course. Convenient to all the city amenities, this 3 bed/2 bath home is move in ready. Call your Realtor today!

25. 2022-03-15
    listed $214,900 Active 238-char remark

    Show marketing remark (238 chars)

    Patrick Farms says it all to locals that know the wonderful resort neighborhood near the edge of town situated around the golf course. Convenient to all the city amenities, this 3 bed/2 bath home is move in ready. Call your Realtor today!

26. 2012-08-07
    soldstatus
27. 2012-05-30
    listed $145,950
28. 2011-11-16
    historical
29. 2011-08-15
    listed $155,900
30. 2007-08-24
    soldstatus
31. 2007-02-07
    historical
32. 2006-11-09
    listed $172,000
33. 2004-12-30
    soldstatus
34. 2004-10-07
    listed $150,900

ⓘ 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: $1,676 · $140/mo
• Projected year-2 tax: $2,022 · $169/mo
• Expected delta: +$346/yr (+$29/mo · 20.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $25,566
• − Mortgage interest: −$14,340
• − Property taxes: −$1,676
• − Insurance: −$1,280
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$7,447
• Taxable loss: −$3,269
• Est. tax savings @ 24.0%: +$784
• After-tax cash flow: $1,915/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

+73.6% since first listed

20 events — show timeline

• 2026-05-03 Price Changed $262,000 MLSU
• 2026-04-11 Price Changed $267,000 MLSU
• 2026-03-24 Listed $269,000 MLSU
• 2022-08-04 Sold (Public Records) — Public Records
• 2022-07-29 Sold (MLS) — MLSU
• 2022-06-28 Pending — MLSU
• 2022-06-23 Relisted — MLSU
• 2022-03-18 Price Changed $225,000 MLSU
• 2022-03-18 Listing Removed — MLSU
• 2022-03-17 Pending — MLSU
• 2022-03-15 Listed $214,900 MLSU
• 2012-08-07 Sold (MLS) — MLSU
• 2012-05-30 Listed $145,950 MLSU
• 2011-11-16 Listing Removed — MLSU
• 2011-08-15 Listed $155,900 MLSU
• 2007-08-24 Sold (Public Records) — Public Records
• 2007-02-07 Listing Removed — MLSU
• 2006-11-09 Listed $172,000 MLSU
• 2004-12-30 Sold (MLS) — MLSU
• 2004-10-07 Listed $150,900 MLSU

Property tax history

+1.8%/yr

Latest (2025): $1,676 · +1.7% YoY. Source: county tax records.