115 Nolan Cir · Pearl, MS 39208

$189,900

3 bd · 1.0 ba · 1,374 sqft · SingleFamily public records · 44 Days on market

Built 1970 0.25 ac lot $138/sqft · at area comps Est $194k · at est. ↓ 5% 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 +16.4/30.0
• ARV discount +8.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• 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

Beautifully updated 4-bedroom, 1.5-bath home featuring an open floor plan perfect for everyday living and entertaining. The kitchen offers granite countertops along with a brand-new stainless steel refrigerator, stove, and oven. Fresh new paint and new flooring throughout give the home a clean, modern feel. Outside, you'll find a spacious shop in the backyard—ideal for storage, hobbies, or a workspace—as well as a convenient one-car carport. Located just minutes from shopping, the airport, and easy interstate access, this home combines comfort, updates, and convenience in one great package. Don't miss your chance to see this move-in-ready home!

Key facts

• 0.25 acre lot
• 2 parking spots
• Built 1970

Property features AI

Exterior

• Parking: Attached carport (1 covered space); Total 2 parking spaces; Gravel and paved surfaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family house; One story; Move-in ready; Living area verified by appraiser
• Construction: Brick construction; Asphalt roof; Slab foundation; Built (year per public records)
• Exterior features: Front porch; Outdoor lighting; Back yard fencing

Interior

• Kitchen: Free-standing electric range; Range hood; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Crown molding; Open floor plan; Granite counters; Insulated windows
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $180k (5.2% below list).
• Recommended offer: $180k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.5% in Pearl — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 33% 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 $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

• It's been on market 44 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $179,963 (5.2% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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: 0.95% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $194,156
• List price: $189,900
• Delta: -2.19%
• 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
2384 Harahan Rd	0.14mi	3/2.0	1,335 (-3%)	2mo	$209,000	$157	83
1010 Riverwood Cv	0.46mi	3/2.0	1,377 (+0%)	1mo	$225,000	$163	74
2607 Jennifer Dr	0.27mi	3/2.0	1,440 (+5%)	2mo	$230,000	$160	73
2372 Upper Dr	0.30mi	3/1.5	1,242 (-10%)	1mo	$160,000	$129	67
100 Magnolia Way	0.52mi	3/2.0	1,354 (-2%)	3mo	$229,900	$170	66
312 E Magnolia Pl	0.49mi	3/2.0	1,445 (+5%)	1mo	$233,598	$162	64
3443 Beaumont Dr	0.52mi	3/2.0	1,437 (+5%)	1mo	$120,000	$84	63
411 Poplar Blvd	0.48mi	3/2.0	1,289 (-6%)	2mo	$181,600	$141	62
119 Hill Cir	0.63mi	3/2.0	1,291 (-6%)	1mo	$205,000	$159	56
464 Robert Michael Dr	0.63mi	3/2.0	1,454 (+6%)	2mo	$239,999	$165	55
517 Cindy Ln	0.70mi	3/2.0	1,463 (+6%)	2mo	$209,900	$143	51
118 Hill Cir	0.65mi	3/2.0	1,216 (-12%)	2mo	$179,900	$148	44

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: -8.7%
• Equity multiple: 0.67×
• Total profit: $-17,530
• Equity at exit: $28,315

10-year hold

• IRR: 4.7%
• Equity multiple: 1.40×
• Total profit: $21,286
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $109

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 89%

Sensitivity live

Price	-10% $241	-5% $175	+0% $109	+5% $44	+10% $-22
Rent	-10% $-33	-5% $38	+0% $109	+5% $180	+10% $252
Rate	-1.0pp $205	-0.5pp $158	base $109	+0.5pp $60	+1.0pp $10

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2144 Napoleon Ave Pearl, MS	3.0	2.0	1265	$1,550	$1.23	45d	1	0.68mi
200 Colony Park Dr Pearl, MS	1.0–3.0	1.0–2.0	1152	$1,790	$1.55	15d	18	0.97mi
142 W Lisa Dr Pearl, MS	3.0	1.5	1512	$1,706	$1.13	15d	1	1.00mi
509 Silver Hill Dr Pearl, MS	3.0	2.0	1714	$2,250	$1.31	15d	1	1.18mi
523 Sardis St Pearl, MS	4.0	2.0	1720	$1,900	$1.10	45d	1	1.20mi
180 Pemberton Dr Pearl, MS	3.0	2.0	1367	$1,700	$1.24	45d	1	1.33mi

Listing history 17 events

1. 2026-06-22
   days on market $189,900 Active 44 DOM
2. 2026-06-18
   days on market $189,900 Active 41 DOM
3. 2026-06-17
   days on market $189,900 Active 40 DOM
4. 2026-06-16
   days on market $189,900 Active 39 DOM
5. 2026-06-15
   days on market $189,900 Active 38 DOM
6. 2026-06-14
   days on market $189,900 Active 36 DOM
7. 2026-06-10
   days on market $189,900 Active 33 DOM
8. 2026-06-09
   days on market $189,900 Active 32 DOM
9. 2026-06-08
   days on market $189,900 Active 31 DOM
10. 2026-06-07
    days on market $189,900 Active 30 DOM
11. 2026-06-03
    days on market $189,900 Active 26 DOM
12. 2026-06-02
    pricedays on market $189,900 Active 25 DOM
13. 2026-06-01
    days on market $199,900 Active 24 DOM
14. 2026-05-31
    days on market $199,900 Active 23 DOM
15. 2026-05-30
    days on market $199,900 Active 22 DOM
16. 2026-05-08
    listed $199,900 Active 664-char remark
17. 2025-09-25
    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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $21,596
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,524
• Taxable loss: −$1,819
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $1,749/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

-5.0% since first listed

3 events — show timeline

• 2026-06-01 Price Changed $189,900 MLSU
• 2026-05-08 Listed $199,900 MLSU
• 2025-09-25 Sold (Public Records) — Public Records