63 Lamplighter Rd · Pearl, MS 39208

$199,500

3 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 1 Days on market

Built 1994 Est $183k · 9% over

---

Why this score? — see what drove the F 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 +10.1/30.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• ARV discount +3.5/15.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained home in a quiet, established neighborhood in Pearl. Built in 1994, this well-maintained property offers 1,333 square feet with 2 bedrooms and 2 full bathrooms. Price: $199,500 This home has been freshly painted throughout the interior and includes a brand new stove/cooktop. The dishwasher will remain. The bedrooms feature updated flooring, and the layout is comfortable and functional for everyday living. There is also an enclosed room (formerly a side patio) with a window that works well as a home office, guest space, or flex room depending on your needs. Located in a convenient area with easy access to Flowood, Brandon, and the surrounding Rankin County are

Key facts

• Well maintained home
• Brand new stove
• Convenient area

Tags

• WELL MAINTAINED HOME
• FRESHLY PAINTED INTERIOR
• BRAND NEW STOVE
• UPDATED FLOORING
• ENCLOSED ROOM
• CONVENIENT AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (20.0% below list).
• Recommended offer: $160k (20.0% 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; 2 comparable units currently listed for rent nearby; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).

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 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $159,655 (20.0% 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: 0.80% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $183,294
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3443 Marguerite Dr	0.24mi	3/1.0	1,244 (+4%)	2mo	$185,000	$149	81
3340 Harle St	0.34mi	3/1.5	1,188 (-1%)	3mo	$186,000	$157	78
237 Trojan Dr	0.19mi	3/1.5	1,316 (+10%)	2mo	$115,000	$87	71
126 Harle Cir	0.21mi	2/2.0 (-1)	1,149 (-4%)	6mo	$184,400	$160	69
217 Ann Dr	0.38mi	3/1.0	1,100 (-8%)	1mo	$169,000	$154	68
3454 Janet St	0.46mi	3/1.0	1,125 (-6%)	1mo	$172,500	$153	68
512 Flynn Ct	0.34mi	3/2.0	1,117 (-7%)	2mo	$195,000	$175	67
257 Ann Dr	0.31mi	4/2.0 (+1)	1,277 (+7%)	5mo	$85,000	$67	62
282 Belaire Dr	0.17mi	3/2.0	1,372 (+14%)	4mo	$207,000	$151	60
3257 Harle St	0.49mi	3/1.0	1,288 (+8%)	6mo	$162,000	$126	60
206 Areo Dr	0.74mi	3/2.0	1,212 (+1%)	6mo	$175,000	$144	55
525 Oak Park Cir	0.55mi	3/2.0	1,352 (+13%)	8mo	$239,900	$177	43

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: -16.8%
• Equity multiple: 0.39×
• Total profit: $-34,238
• Equity at exit: $29,746

10-year hold

• IRR: -3.5%
• Equity multiple: 0.73×
• Total profit: $-14,974
• Equity at exit: $17,249

Cash invested: $55,860 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,597 medium
• Mortgage (P&I): −$1,046
• Tax est. 1.5%: −$249 /mo · $2,992/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-117

Break-even live

Break-even rent $1,745

Max offer price $182,508

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-48	+0% $-117	+5% $-186	+10% $-255
Rent	-10% $-244	-5% $-180	+0% $-117	+5% $-54	+10% $9
Rate	-1.0pp $-17	-0.5pp $-67	base $-117	+0.5pp $-169	+1.0pp $-222

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3569 Old Brandon Rd Pearl, MS	2.0	1.0	800	$1,135	$1.42	45d	1	0.42mi
180 Pemberton Dr Pearl, MS	3.0	2.0	1367	$1,700	$1.24	45d	1	1.01mi

Listing history 2 events

1. 2026-05-01
   soldstatus
2. 2026-04-15
   soldstatus

ⓘ 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 ≥108°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: $19,159
• − Mortgage interest: −$11,175
• − Property taxes: −$2,992
• − Insurance: −$998
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$5,804
• Taxable loss: −$4,876
• Est. tax savings @ 24.0%: +$1,170
• After-tax cash flow: $-239/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

Property tax history

+2.0%/yr

Latest (2025): $182 · +0.0% YoY. Source: county tax records.