518 Westfield Dr · Pearl, MS 39208

$299,775

3 bd · 2.0 ba · 1,780 sqft · SingleFamily public records · 22 Days on market

Built 2017 0.25 ac lot Est $295k · 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 +13.1/30.0
• ARV discount +6.8/15.0
• Rent growth +4.1/5.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom/ 2 full bath split plan in golf course community!! Very open and airy plan. Ornate trim throughout. HUGE master closet. Separate shower and whirlpool tub in master bath. Covered back porch. Two-car garage with remote openers and storage.

Key facts

• 0.25 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $198 (includes grounds maintenance); Community amenities: clubhouse, golf, pool

Exterior

• Parking: 2 parking spaces; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single-family house; One level
• Construction: Brick construction; Slab foundation; Built in public-record year
• Exterior features: Wood backyard fence; Portable building; Architectural shingle roof

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Oven; Refrigerator; Granite counters; Eat-in kitchen; Pantry
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Ceiling fans; Double vanity; Eat-in kitchen; Entrance foyer; Granite counters; Pantry; Walk-in closets; Insulated windows; Living room fireplace
• Laundry & utility: Laundry room with washer and electric dryer hookups; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-12 ($-139/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (20.2% below list).
• Recommended offer: $239k (20.2% 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; 4 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 44% 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 $9k 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 22 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $239,196 (20.2% 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: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $295,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 Westfield Dr	0.00mi	3/2.0	1,780 (0%)	1mo	$299,775	$168	99
425 Patrick Farms	0.27mi	4/2.0 (+1)	1,800 (+1%)	1mo	$279,900	$156	79
562 Patrick Farms Dr	0.42mi	3/2.0	1,807 (+2%)	2mo	$307,200	$170	76
571 Patrick Farms Dr	0.42mi	3/2.0	1,810 (+2%)	3mo	$299,999	$166	75
563 Patrick Farms Dr	0.42mi	3/2.0	1,810 (+2%)	3mo	$299,999	$166	75
539 Patrick Farms Dr	0.42mi	3/2.5	1,804 (+1%)	2mo	$308,000	$171	74
542 Patrick Farms Dr	0.43mi	4/2.0 (+1)	1,810 (+2%)	4mo	$299,999	$166	69
530 Planters Dr	0.46mi	3/2.0	1,709 (-4%)	4mo	$272,500	$159	69
537 Patrick Farms Dr	0.42mi	4/3.0 (+1)	1,818 (+2%)	1mo	$309,900	$170	67
438 Clubhouse Dr	0.42mi	3/2.0	1,976 (+11%)	4mo	$284,900	$144	59
575 Patrick Farms Dr	0.42mi	4/2.0 (+1)	1,950 (+10%)	4mo	$319,999	$164	56
217 Clubview Cir	0.42mi	4/2.0 (+1)	1,983 (+11%)	2mo	$332,999	$168	54

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: -13.2%
• Equity multiple: 0.51×
• Total profit: $-41,073
• Equity at exit: $44,697

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-478
• Equity at exit: $25,919

Cash invested: $83,937 (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: $2,392 medium
• Mortgage (P&I): −$1,572
• Tax from tax record: −$187 /mo · $2,247/yr
• Insurance: −$125
• HOA: −$17
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-12

Break-even live

Break-even rent $2,407

Max offer price $297,735

Occupancy floor 95%

Sensitivity live

Price	-10% $158	-5% $73	+0% $-12	+5% $-96	+10% $-181
Rent	-10% $-201	-5% $-106	+0% $-12	+5% $83	+10% $177
Rate	-1.0pp $139	-0.5pp $65	base $-12	+0.5pp $-89	+1.0pp $-168

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: $74,944
• Closing costs: $8,993
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
573 Patrick Farms Dr Pearl, MS	3.0	2.0	1910	$2,700	$1.41	15d	1	0.45mi
548 Patrick Farms Dr Pearl, MS	4.0	2.0	1850	$2,800	$1.51	15d	1	0.45mi
563 Patrick Farms Dr Pearl, MS	3.0	2.0	1810	$2,387	$1.32	15d	1	0.80mi
571 Patrick Farms Dr Pearl, MS	3.0	2.0	1810	$2,387	$1.32	15d	1	0.86mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: pool

Listing history 4 events

1. 2026-04-24
   status Pending
2. 2026-04-01
   listed $299,775 Active
3. 2018-03-29
   soldstatus 247-char remark

   Show marketing remark (247 chars)

   3 bedroom/ 2 full bath split plan in golf course community!! Very open and airy plan. Ornate trim throughout. HUGE master closet. Separate shower and whirlpool tub in master bath. Covered back porch. Two-car garage with remote openers and storage.

4. 2017-09-12
   listed $208,900 247-char remark

   Show marketing remark (247 chars)

   3 bedroom/ 2 full bath split plan in golf course community!! Very open and airy plan. Ornate trim throughout. HUGE master closet. Separate shower and whirlpool tub in master bath. Covered back porch. Two-car garage with remote openers and storage.

ⓘ 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: $2,247 · $187/mo
• Projected year-2 tax: $2,368 · $197/mo
• Expected delta: +$121/yr (+$10/mo · 5.4%)

ⓘ 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: $28,704
• − Mortgage interest: −$16,792
• − Property taxes: −$2,247
• − Insurance: −$1,499
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − HOA: −$204
• − Depreciation: −$8,721
• Taxable loss: −$5,352
• Est. tax savings @ 24.0%: +$1,284
• After-tax cash flow: $1,146/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

+43.5% since first listed

4 events — show timeline

• 2026-04-24 Pending — MLSU
• 2026-04-01 Listed $299,775 MLSU
• 2018-03-29 Sold (MLS) — MLSU
• 2017-09-12 Listed $208,900 MLSU

Property tax history

+27.2%/yr

Latest (2025): $2,247 · +1.7% YoY. Source: county tax records.