102 Oak Leaf Way · Pearl, MS 39208

$240,000

3 bd · 2.0 ba · 1,390 sqft · SingleFamily public records · 13 Days on market

Built 2006 8,712 sqft lot Est $240k · at est. $17/mo HOA · 1% of rent

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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 +12.4/30.0
• ARV discount +7.6/15.0
• Schools +4.6/10.0
• Rent growth +4.1/5.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 2-bath home tucked away in Live Oaks! Offering 1,401 square feet of well-designed living space, this move-in-ready home features a split floor plan, durable flooring throughout, and a spacious living area centered around a cozy corner fireplace. The kitchen is both stylish and functional with butcher-block countertops, a farmhouse sink, and ample cabinet space. The spacious primary suite offers a relaxing retreat with a tray ceiling, large walk-in closet, jetted tub, and separate shower. Step outside to enjoy the covered patio and fenced backyard, perfect for entertaining or simply unwinding after a long day. Residents of Live Oaks enjoy neighborhood

Key facts

• Split floor plan
• Covered patio
• Farmhouse sink

Tags

• SPLIT FLOOR PLAN
• BUTCHER-BLOCK COUNTERTOPS
• FARMHOUSE SINK
• LARGE WALK-IN CLOSET
• JETTED TUB
• COVERED PATIO

Property features AI

Finance

• Other: Property listed as move-in ready; Living area reported by appraiser
• Financial info: Financial details not provided
• HOA & community: Association present with $100 semi-annual fee (includes grounds maintenance and management); Community clubhouse; Community playground

Exterior

• Parking: Attached 2-car garage with direct access; garage faces front; paved parking
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built in public records (year not specified)
• Exterior features: Front porch; Rear porch; Patio; Porch; Outdoor lighting; Fenced backyard (wood)

Interior

• Kitchen: Dishwasher; Free-standing electric range; Microwave
• Bedrooms: Bedrooms information not provided
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Ceiling fans; High ceilings; Walk-in closet(s); Insulated windows; Gas log fireplace in living room
• Laundry & utility: Dedicated laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-39 ($-471/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (20.3% below list).
• Recommended offer: $191k (20.3% 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: Brandon Elementary School (math 69% / reading 65%, grade B+, #11 of 375 statewide, top 3%, 741 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 35% 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 14y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,292 (20.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.80% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $240,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
628 Oak Ridge Way	0.08mi	3/2.0	1,364 (-2%)	3mo	$249,900	$183	91
119 Beechwood Cir	0.11mi	3/2.0	1,373 (-1%)	6mo	$229,900	$167	88
106 Ash Ridge Pl	0.20mi	3/2.0	1,386 (-0%)	3mo	$249,900	$180	88
131 Beechwood Cir	0.14mi	3/2.0	1,347 (-3%)	6mo	$222,999	$166	83
1108 Spanish Oak Dr	0.26mi	3/2.0	1,356 (-2%)	2mo	$235,000	$173	82
104 Oak Grove Ct	0.03mi	3/2.5	1,513 (+9%)	2mo	$248,000	$164	80
220 White Oak Pl	0.38mi	3/2.0	1,410 (+1%)	1mo	$242,300	$172	79
336 Willow Run	0.35mi	3/2.0	1,343 (-3%)	0mo	$219,900	$164	78
577 Oak Ridge Way	0.36mi	3/2.0	1,350 (-3%)	2mo	$240,000	$178	76
589 Oak Ridge Way	0.27mi	3/2.0	1,458 (+5%)	6mo	$255,000	$175	74
217 White Oak Pl	0.41mi	3/2.0	1,312 (-6%)	5mo	$232,000	$177	68
154 Beechwood Cir	0.30mi	3/2.0	1,558 (+12%)	5mo	$259,900	$167	62

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: -14.0%
• Equity multiple: 0.48×
• Total profit: $-34,782
• Equity at exit: $35,785

10-year hold

• IRR: -0.8%
• Equity multiple: 0.93×
• Total profit: $-4,455
• Equity at exit: $20,751

Cash invested: $67,200 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,913 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$175 /mo · $2,098/yr
• Insurance: −$100
• HOA: −$17
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-39

Break-even live

Break-even rent $1,963

Max offer price $233,072

Occupancy floor 97%

Sensitivity live

Price	-10% $97	-5% $29	+0% $-39	+5% $-107	+10% $-175
Rent	-10% $-190	-5% $-115	+0% $-39	+5% $36	+10% $112
Rate	-1.0pp $82	-0.5pp $22	base $-39	+0.5pp $-101	+1.0pp $-165

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.55mi
103 Cedar Ridge Blvd Pearl, MS	3.0	2.0	1792	$1,000	$0.56	23d	1	1.10mi
548 Patrick Farms Dr Pearl, MS	4.0	2.0	1850	$2,800	$1.51	15d	1	1.32mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 10 events

1. 2026-06-22
   days on market $240,000 Active 13 DOM
2. 2026-06-18
   days on market $240,000 Active 10 DOM
3. 2026-06-17
   days on market $240,000 Active 9 DOM
4. 2026-06-16
   days on market $240,000 Active 8 DOM
5. 2026-06-15
   days on market $240,000 Active 7 DOM
6. 2026-06-14
   days on market $240,000 Active 5 DOM
7. 2026-06-13
   days on market $240,000 Active 4 DOM
8. 2026-06-10
   days on market $240,000 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $240,000 Active 1 DOM

ⓘ 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: $2,098 · $175/mo
• Projected year-2 tax: $2,098 · $175/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $22,955
• − Mortgage interest: −$13,444
• − Property taxes: −$2,098
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − HOA: −$204
• − Depreciation: −$6,982
• Taxable loss: −$4,645
• Est. tax savings @ 24.0%: +$1,115
• After-tax cash flow: $644/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

+77.9% since first listed

28 events — show timeline

• 2026-06-08 Listed $240,000 MLSU
• 2025-02-27 Pending — MLSU
• 2025-02-26 Listing Removed — MLSU
• 2025-01-13 Price Changed $225,000 MLSU
• 2024-12-27 Price Changed $229,000 MLSU
• 2024-11-28 Listed $232,000 MLSU
• 2023-10-06 Listing Removed — MLSU
• 2023-09-07 Price Changed $224,500 MLSU
• 2023-08-23 Contingent — MLSU
• 2023-08-19 Price Changed $225,000 MLSU
• 2023-08-19 Relisted — MLSU
• 2023-08-10 Pending — MLSU
• 2023-07-27 Listed $227,500 MLSU
• 2022-04-12 Sold (Public Records) — Public Records
• 2022-04-12 Sold (MLS) — MLSU
• 2022-02-26 Pending — MLSU
• 2022-02-24 Relisted — MLSU
• 2022-02-13 Pending — MLSU
• 2022-02-11 Listed $204,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-09-28 Sold (Public Records) — Public Records
• 2021-09-24 Sold (MLS) — MLSU
• 2021-09-04 Listed $149,900 MLSU
• 2014-08-29 Sold (MLS) — MLSU
• 2014-04-06 Listed $129,500 MLSU
• 2012-09-07 Listed $129,900 MLSU
• 2012-06-20 Listed $134,900 MLSU

Property tax history

+9.1%/yr

Latest (2025): $2,098 · +95.5% YoY. Source: county tax records.