110 Bingo Cir · Pearl, MS 39208

$178,000

3 bd · 1.0 ba · 1,209 sqft · SingleFamily public records · 34 Days on market

Built 1972 0.34 ac lot $147/sqft · at area comps Est $185k · at est.

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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).

• Cash flow +21.9/30.0
• ARV discount +9.3/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FOR INFO ON ELECTRONIC BIDDING CONTACT A REAL ESTATE AGENT.

Key facts

• Large den
• Fenced in backyard
• Quiet deadend street

Tags

• FENCED IN BACKYARD
• LARGE DEN
• QUIET DEADEND STREET

Property features AI

Exterior

• Parking: Has garage; Driveway with concrete surface
• Security: Dead bolt locks on doors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single-family residence (house); One level; Move-in ready
• Construction: Brick and wood siding exterior; Slab foundation; Architectural shingle roof; Built from public records (year built from public records)
• Exterior features: Patio (slab); Outdoor lighting; Chain link full backyard fence

Interior

• Kitchen: Cooktop; Electric cooktop; Electric range; Oven; Dishwasher; Electric water heater
• Bedrooms: Bedrooms on one level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Crown molding; Eat-in kitchen; His-and-hers closets; Dead bolt locks; Insulated doors; Aluminum-framed windows
• Laundry & utility: Laundry room with washer and electric dryer hookups; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/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 $172k (3.2% below list).
• Recommended offer: $172k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 5.5% in Pearl — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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); 265 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 5 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 $172,308 (3.2% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.97% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (median comp): $185,415
• List price: $178,000
• Delta: -4.00%
• 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
2372 Upper Dr	0.41mi	3/1.5	1,242 (+3%)	1mo	$160,000	$129	73
2471 Napolean	0.12mi	3/2.0	1,100 (-9%)	4mo	$185,000	$168	72
443 Tina Ln	0.24mi	3/2.0	1,134 (-6%)	3mo	$212,500	$187	72
118 Hill Cir	0.50mi	3/2.0	1,216 (+1%)	2mo	$179,900	$148	70
2384 Harahan Rd	0.32mi	3/2.0	1,335 (+10%)	2mo	$209,000	$157	62
119 Hill Cir	0.48mi	3/2.0	1,291 (+7%)	1mo	$205,000	$159	61
511 Old Whitfield Rd	0.60mi	3/1.0	1,147 (-5%)	5mo	$179,900	$157	60
411 Poplar Blvd	0.66mi	3/2.0	1,289 (+7%)	2mo	$181,600	$141	52
3314 Dawn Dr	0.67mi	3/1.5	1,080 (-11%)	1mo	$175,000	$162	48
102 Magnolia Way	0.71mi	3/2.0	1,292 (+7%)	5mo	$180,000	$139	47
1010 Riverwood Cv	0.64mi	3/2.0	1,377 (+14%)	1mo	$225,000	$163	42
100 Magnolia Way	0.71mi	3/2.0	1,354 (+12%)	3mo	$229,900	$170	40

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-5,055
• Equity at exit: $26,540

10-year hold

• IRR: 10.2%
• Equity multiple: 1.90×
• Total profit: $44,645
• Equity at exit: $15,390

Cash invested: $49,840 (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: 265
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$73 /mo · $876/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $281

Break-even live

Break-even rent $1,368

Max offer price $178,000

Occupancy floor 79%

Sensitivity live

Price	-10% $381	-5% $331	+0% $281	+5% $230	+10% $180
Rent	-10% $144	-5% $213	+0% $281	+5% $349	+10% $417
Rate	-1.0pp $370	-0.5pp $326	base $281	+0.5pp $234	+1.0pp $188

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2144 Napoleon Ave Pearl, MS	3.0	2.0	1265	$1,550	$1.23	44d	1	0.85mi
200 Colony Park Dr Pearl, MS	1.0–3.0	1.0–2.0	1152	$1,790	$1.55	14d	18	1.15mi
180 Pemberton Dr Pearl, MS	3.0	2.0	1367	$1,700	$1.24	44d	1	1.21mi

Listing history 25 events

1. 2026-06-18
   days on market $178,000 Active 34 DOM
2. 2026-06-17
   days on market $178,000 Active 33 DOM
3. 2026-06-16
   remarks 262-char remark
4. 2026-06-16
   days on market $178,000 Active 32 DOM
5. 2026-06-15
   days on market $178,000 Active 31 DOM
6. 2026-06-14
   days on market $178,000 Active 29 DOM
7. 2026-06-10
   days on market $178,000 Active 26 DOM
8. 2026-06-09
   days on market $178,000 Active 25 DOM
9. 2026-06-08
   days on market $178,000 Active 24 DOM
10. 2026-06-07
    days on market $178,000 Active 23 DOM
11. 2026-06-03
    days on market $178,000 Active 19 DOM
12. 2026-06-02
    days on market $178,000 Active 18 DOM
13. 2026-06-01
    days on market $178,000 Active 17 DOM
14. 2026-05-31
    days on market $178,000 Active 16 DOM
15. 2026-05-30
    days on market $178,000 Active 15 DOM
16. 2026-05-15
    listed $178,000 Active 192-char remark
17. 2021-10-02
    historical
18. 2011-09-09
    soldstatus

    Show marketing remark (59 chars)

    FOR INFO ON ELECTRONIC BIDDING CONTACT A REAL ESTATE AGENT.

19. 2011-08-01
    listed $29,500

    Show marketing remark (59 chars)

    FOR INFO ON ELECTRONIC BIDDING CONTACT A REAL ESTATE AGENT.

20. 2009-05-03
    listed $95,000
21. 2005-06-09
    soldstatus
22. 2005-06-08
    soldstatus
23. 2005-04-24
    listed $92,000
24. 2004-07-28
    soldstatus
25. 2004-06-29
    listed $83,000

ⓘ 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: $876 · $73/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$530/yr (+$44/mo · 60.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $20,677
• − Mortgage interest: −$9,971
• − Property taxes: −$876
• − Insurance: −$890
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$5,178
• Taxable income: $453
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $3,258/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

+114.5% since first listed

10 events — show timeline

• 2026-05-15 Listed $178,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2011-09-09 Sold (MLS) — MLSU
• 2011-08-01 Listed $29,500 MLSU
• 2009-05-03 Listed $95,000 MLSU
• 2005-06-09 Sold (Public Records) — Public Records
• 2005-06-08 Sold (MLS) — MLSU
• 2005-04-24 Listed $92,000 MLSU
• 2004-07-28 Sold (MLS) — MLSU
• 2004-06-29 Listed $83,000 MLSU

Property tax history

+3.2%/yr

Latest (2025): $876 · +0.0% YoY. Source: county tax records.