204 White Oak Pl · Pearl, MS 39208

$228,000

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 54 Days on market

Built 2002 9,583 sqft lot $175/sqft · at area comps Est $241k · 5% under $20/mo HOA · 1% of rent ↓ 4% since listing

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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 +10.3/30.0
• ARV discount +10.0/15.0
• Schools +4.6/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and full of charm, this 3-bedroom, 2-bath home at 204 White Oak Place offers comfortable living in a well-designed 1,300 square feet. The layout makes great use of space with a functional flow between the living, kitchen, and dining areas, ideal for both everyday living and entertaining. The primary suite includes a private bath, while the additional bedrooms offer flexibility for family, guests, or a home office. A great opportunity for first time homeowners, a buyer looking to downsize, or investors. This property is a solid addition to a rental portfolio with its manageable size and broad appeal.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 2002

Property features AI

Finance

• HOA & community: Homeowners association with $240 annual fee covering grounds maintenance and management; Community clubhouse

Exterior

• Parking: Attached 2-car garage; Driveway with concrete surface
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family house; One level; Owner-provided living area
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built (year from assessor)
• Exterior features: Patio; Back yard with wood fencing; Other exterior features

Interior

• Kitchen: Cooktop; Microwave; Free-standing refrigerator
• Flooring: Luxury vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace heating; Central air conditioning; Ceiling fans
• Interior features: Tray ceilings; Vaulted ceilings; Fireplace in living room; Patio access
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (18.3% below list).
• Recommended offer: $186k (18.3% 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-.
• Rankin County School District (rural): math 56% / reading 48% proficiency, ranked #6 of 130 in MS (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rouse Elementary (797 students, 100% FRL); Brandon Middle School (math 67% / reading 49%, grade B, #11 of 179 statewide, top 6%, 1,193 students, 100% FRL); Brandon High School (math 47% / reading 49%, grade D, #27 of 197 statewide, top 13%, 1,648 students, 100% FRL) — zoned schools average 100% FRL vs 35% district-wide (65 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; 2 comparable units currently listed for rent nearby; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 54 days — a 3% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,368 (18.3% 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. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 10.2

CMA / ARV

• ARV (median comp): $241,150
• List price: $228,000
• Delta: -5.45%
• 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
217 White Oak Pl	0.09mi	3/2.0	1,312 (+1%)	5mo	$232,000	$177	86
577 Oak Ridge Way	0.04mi	3/2.0	1,350 (+4%)	2mo	$240,000	$178	86
336 Willow Run	0.12mi	3/2.0	1,343 (+3%)	0mo	$219,900	$164	85
220 White Oak Pl	0.11mi	3/2.0	1,410 (+8%)	1mo	$242,300	$172	76
1108 Spanish Oak Dr	0.28mi	3/2.0	1,356 (+4%)	2mo	$235,000	$173	74
408 Oak Lawn Dr	0.11mi	3/2.0	1,394 (+7%)	9mo	$243,000	$174	71
628 Oak Ridge Way	0.32mi	3/2.0	1,364 (+5%)	3mo	$249,900	$183	70
106 Ash Ridge Pl	0.34mi	3/2.0	1,386 (+7%)	3mo	$249,900	$180	66
589 Oak Ridge Way	0.12mi	3/2.0	1,458 (+12%)	6mo	$255,000	$175	65
131 Beechwood Cir	0.44mi	3/2.0	1,347 (+4%)	6mo	$222,999	$166	64
119 Beechwood Cir	0.43mi	3/2.0	1,373 (+6%)	6mo	$229,900	$167	62
907 Oakwood Cv	0.39mi	3/2.0	1,387 (+7%)	7mo	$240,000	$173	61

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: -16.4%
• Equity multiple: 0.40×
• Total profit: $-38,289
• Equity at exit: $33,996

10-year hold

• IRR: -3.0%
• Equity multiple: 0.77×
• Total profit: $-14,844
• Equity at exit: $19,713

Cash invested: $63,840 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,864 medium
• Mortgage (P&I): −$1,196
• Tax est. 1.5%: −$285 /mo · $3,420/yr
• Insurance: −$95
• HOA: −$20
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-123

Break-even live

Break-even rent $2,020

Max offer price $210,151

Occupancy floor —

Sensitivity live

Price	-10% $34	-5% $-45	+0% $-123	+5% $-202	+10% $-281
Rent	-10% $-271	-5% $-197	+0% $-123	+5% $-50	+10% $24
Rate	-1.0pp $-9	-0.5pp $-65	base $-123	+0.5pp $-182	+1.0pp $-243

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Red Oak Cv Pearl, MS	3.0	2.0	1414	$2,031	$1.44	15d	1	0.19mi
103 Cedar Ridge Blvd Pearl, MS	3.0	2.0	1792	$1,000	$0.56	23d	1	0.81mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 18 events

1. 2026-06-22
   days on market $228,000 Active 54 DOM
2. 2026-06-18
   days on market $228,000 Active 51 DOM
3. 2026-06-17
   days on market $228,000 Active 50 DOM
4. 2026-06-16
   pricedays on market $228,000 Active 49 DOM
5. 2026-06-15
   days on market $230,000 Active 48 DOM
6. 2026-06-14
   days on market $230,000 Active 46 DOM
7. 2026-06-13
   days on market $230,000 Active 45 DOM
8. 2026-06-10
   days on market $230,000 Active 43 DOM
9. 2026-06-09
   days on market $230,000 Active 42 DOM
10. 2026-06-08
    days on market $230,000 Active 41 DOM
11. 2026-06-07
    days on market $230,000 Active 40 DOM
12. 2026-06-03
    days on market $230,000 Active 36 DOM
13. 2026-06-02
    pricedays on market $230,000 Active 35 DOM
14. 2026-06-01
    days on market $234,900 Active 34 DOM
15. 2026-05-31
    days on market $234,900 Active 33 DOM
16. 2026-05-30
    days on market $234,900 Active 32 DOM
17. 2026-05-13
    price $234,900 620-char remark
18. 2026-04-28
    listed $237,000 Active 620-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 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: $22,364
• − Mortgage interest: −$12,772
• − Property taxes: −$3,420
• − Insurance: −$1,140
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − HOA: −$240
• − Depreciation: −$6,633
• Taxable loss: −$5,418
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $-180/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: Rankin County School District
• NCES district ID: 2803830
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $61,867
• Composite: 45.62/100
• National rank: #2587
• State rank: #6 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

• 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

-3.8% since first listed

4 events — show timeline

• 2026-06-16 Price Changed $228,000 MLSU
• 2026-06-01 Price Changed $230,000 MLSU
• 2026-05-13 Price Changed $234,900 MLSU
• 2026-04-28 Listed $237,000 MLSU

Property tax history

-5.6%/yr

Latest (2025): $356 · +1.9% YoY. Source: county tax records.