16017 12th St · Pearlington, MS 39572

$139,000

3 bd · 2.0 ba · 1,731 sqft · SingleFamily public records · 247 Days on market

Built 1983 3.00 ac lot $80/sqft · 43% below area Est $246k · 43% under ↓ 12% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Appreciation +6.6/10.0
• DSCR +4.3/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the potential in this charming 3-bedroom, 2-bath home with a bonus room on 3 acres in Pearlington. Nestled beneath two beautiful, mature oak trees, this property offers peaceful surroundings and plenty of space to make it your own. The home features detailed crown molding, brick floors, and an open floor plan filled with character. A large carport and three storage buildings provide ample space for vehicles, tools, or hobbies. With a little vision and TLC, this fixer-upper could be transformed into a truly special retreat. Buyer to verify all information.

Key facts

• Open floor plan
• Mature oak trees
• Bonus room

Tags

• BONUS ROOM
• THREE STORAGE BUILDINGS
• LARGE CARPORT
• OPEN FLOOR PLAN
• MATURE OAK TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-405 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $67k (51.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (12.6% below list).
• Recommended offer: $67k (51.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 59/100 on livability (#253 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, amenities F.
• Hancock County School District (rural): math 47% / reading 44% proficiency, ranked #23 of 130 in MS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 248 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($961 loan paydown + $4k appreciation (3.1% local appreciation)).
• Hancock County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $31k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,434 (51.5% 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 247 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.87% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 9.5

CMA / ARV

• ARV (median comp): $245,571
• List price: $139,000
• Delta: -43.40%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

3.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.80×
• Total profit: $-7,713
• Equity at exit: $63,647

10-year hold

• IRR: 1.3%
• Equity multiple: 1.20×
• Total profit: $7,762
• Equity at exit: $98,989

Cash invested: $38,920 (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 39572

• Home prices YoY: 1.9%
• Active inventory: 31
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$151 /mo · $1,814/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-405

Break-even live

Break-even rent $1,727

Max offer price $67,434

Occupancy floor —

Sensitivity live

Price	-10% $-326	-5% $-366	+0% $-405	+5% $-444	+10% $-484
Rent	-10% $-501	-5% $-453	+0% $-405	+5% $-357	+10% $-309
Rate	-1.0pp $-335	-0.5pp $-370	base $-405	+0.5pp $-441	+1.0pp $-478

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $139,000 Active 247 DOM
2. 2026-06-18
   days on market $139,000 Active 244 DOM
3. 2026-06-17
   days on market $139,000 Active 243 DOM
4. 2026-06-16
   days on market $139,000 Active 242 DOM
5. 2026-06-15
   days on market $139,000 Active 241 DOM
6. 2026-06-14
   days on market $139,000 Active 239 DOM
7. 2026-06-13
   remarks 633-char remark
8. 2026-06-13
   days on market $139,000 Active 238 DOM
9. 2026-06-10
   days on market $139,000 Active 236 DOM
10. 2026-06-09
    days on market $139,000 Active 235 DOM
11. 2026-06-08
    days on market $139,000 Active 234 DOM
12. 2026-06-07
    days on market $139,000 Active 233 DOM
13. 2026-06-05
    days on market $139,000 Active 230 DOM
14. 2026-06-03
    days on market $139,000 Active 229 DOM
15. 2026-06-02
    days on market $139,000 Active 228 DOM
16. 2026-06-01
    days on market $139,000 Active 227 DOM
17. 2026-05-31
    days on market $139,000 Active 226 DOM
18. 2026-05-30
    days on market $139,000 Active 225 DOM
19. 2026-05-01
    status Active 570-char remark

    Show marketing remark (570 chars)

    Discover the potential in this charming 3-bedroom, 2-bath home with a bonus room on 3 acres in Pearlington. Nestled beneath two beautiful, mature oak trees, this property offers peaceful surroundings and plenty of space to make it your own. The home features detailed crown molding, brick floors, and an open floor plan filled with character. A large carport and three storage buildings provide ample space for vehicles, tools, or hobbies. With a little vision and TLC, this fixer-upper could be transformed into a truly special retreat. Buyer to verify all information.

20. 2026-04-30
    historical 570-char remark

    Show marketing remark (570 chars)

    Discover the potential in this charming 3-bedroom, 2-bath home with a bonus room on 3 acres in Pearlington. Nestled beneath two beautiful, mature oak trees, this property offers peaceful surroundings and plenty of space to make it your own. The home features detailed crown molding, brick floors, and an open floor plan filled with character. A large carport and three storage buildings provide ample space for vehicles, tools, or hobbies. With a little vision and TLC, this fixer-upper could be transformed into a truly special retreat. Buyer to verify all information.

21. 2026-03-03
    price $150,000 570-char remark

    Show marketing remark (570 chars)

    Discover the potential in this charming 3-bedroom, 2-bath home with a bonus room on 3 acres in Pearlington. Nestled beneath two beautiful, mature oak trees, this property offers peaceful surroundings and plenty of space to make it your own. The home features detailed crown molding, brick floors, and an open floor plan filled with character. A large carport and three storage buildings provide ample space for vehicles, tools, or hobbies. With a little vision and TLC, this fixer-upper could be transformed into a truly special retreat. Buyer to verify all information.

22. 2025-12-30
    price $155,000 570-char remark

    Show marketing remark (570 chars)

    Discover the potential in this charming 3-bedroom, 2-bath home with a bonus room on 3 acres in Pearlington. Nestled beneath two beautiful, mature oak trees, this property offers peaceful surroundings and plenty of space to make it your own. The home features detailed crown molding, brick floors, and an open floor plan filled with character. A large carport and three storage buildings provide ample space for vehicles, tools, or hobbies. With a little vision and TLC, this fixer-upper could be transformed into a truly special retreat. Buyer to verify all information.

23. 2025-11-22
    price $164,000 570-char remark

    Show marketing remark (570 chars)

    Discover the potential in this charming 3-bedroom, 2-bath home with a bonus room on 3 acres in Pearlington. Nestled beneath two beautiful, mature oak trees, this property offers peaceful surroundings and plenty of space to make it your own. The home features detailed crown molding, brick floors, and an open floor plan filled with character. A large carport and three storage buildings provide ample space for vehicles, tools, or hobbies. With a little vision and TLC, this fixer-upper could be transformed into a truly special retreat. Buyer to verify all information.

24. 2025-10-15
    listed $170,000 Active 570-char remark

    Show marketing remark (570 chars)

    Discover the potential in this charming 3-bedroom, 2-bath home with a bonus room on 3 acres in Pearlington. Nestled beneath two beautiful, mature oak trees, this property offers peaceful surroundings and plenty of space to make it your own. The home features detailed crown molding, brick floors, and an open floor plan filled with character. A large carport and three storage buildings provide ample space for vehicles, tools, or hobbies. With a little vision and TLC, this fixer-upper could be transformed into a truly special retreat. Buyer to verify all information.

25. 2007-06-26
    soldstatus
26. 2001-01-09
    soldstatus

ⓘ 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: $1,814 · $151/mo
• Projected year-2 tax: $1,814 · $151/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,574
• − Mortgage interest: −$7,786
• − Property taxes: −$1,814
• − Insurance: −$5,814
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$4,044
• Taxable loss: −$7,215
• Est. tax savings @ 24.0%: +$1,732
• After-tax cash flow: $-3,130/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: Hancock County School District
• NCES district ID: 2801740
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $47,971
• Composite: 38.88/100
• National rank: #4099
• State rank: #23 of 130 in MS

Livability — Pearlington

• Score: 59/100
• State rank: #253
• US rank: #20305

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pearlington, MS
• City population: 1,031
• Population (ZIP): 1,031

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 52,161 people
• By 2030: 54,753 · +5.0%
• By 2040: 59,242 · +13.6%
• By 2050: 62,417 · +19.7%
• By 2075: 68,168 · +30.7%
• By 2100: 69,212 · +32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 30% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 14% Serbian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 2%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+58.7) · D 20.1% · R 78.8% · Other 1.1%
• 2008→2024 swing: -4.4pp toward R · 2008: -54.2pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+55.5 2016: R+59.4 2012: R+52.8 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.15%
• Current HPI: 166.3022
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-11.8% since first listed

8 events — show timeline

• 2026-05-01 Relisted — MLSU
• 2026-04-30 Listing Removed — MLSU
• 2026-03-03 Price Changed $150,000 MLSU
• 2025-12-30 Price Changed $155,000 MLSU
• 2025-11-22 Price Changed $164,000 MLSU
• 2025-10-15 Listed $170,000 MLSU
• 2007-06-26 Sold (Public Records) — Public Records
• 2001-01-09 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,814 · +0.0% YoY. Source: county tax records.