139 Nolan Cir · Pearl, MS 39208

$135,000

3 bd · 1.0 ba · 1,042 sqft · SingleFamily public records · 3 Days on market

Built 1971 0.41 ac lot Est $165k · 18% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Completely renovated home, new paint, new kitchen cabinets and kitchen appliances, remolded bathroom with tile shower and double vanity. Large back yard with covered patio! Located right off Pearson road within in minutes from outlets of Pearl and multiple restaurants! This is a must see!

Key facts

• Extra storage space
• Covered patio
• Outdoor space

Tags

• GRANITE COUNTERTOPS
• FENCED BACKYARD
• COVERED PATIO
• EXTRA STORAGE SPACE
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: One-car garage; One carport (carport present)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Water available
• Home design: Single-family house; One story; Fixer condition
• Construction: Brick and Masonite construction; Asphalt shingle roof; Concrete perimeter foundation; Slab foundation; Built (year source: public records)
• Exterior features: Patio; Back yard fencing

Interior

• Kitchen: Dishwasher; Microwave; Oven
• Flooring: Carpet; Tile; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Double vanity in bathroom; Interior storage; Aluminum window frames
• Laundry & utility: Electric dryer hookup; Gas dryer hookup; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 11.1% 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 45d 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $45k; list at $135k implies a 200% gain — meaningful room to come down on a strong offer.

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 $135,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.09%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $164,636
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 Toni Ln	0.15mi	3/1.5	1,046 (+0%)	10mo	$149,000	$142	82
2471 Napolean	0.06mi	3/2.0	1,100 (+6%)	4mo	$185,000	$168	81
443 Tina Ln	0.15mi	3/2.0	1,134 (+9%)	3mo	$212,500	$187	72
2270 Napoleon Ave	0.55mi	3/1.5	1,087 (+4%)	9mo	$135,000	$124	58
3314 Dawn Dr	0.74mi	3/1.5	1,080 (+4%)	1mo	$175,000	$162	56
527 Luling St	0.52mi	3/1.0	993 (-5%)	14mo	$129,900	$131	56
412 Arabi St	0.68mi	3/1.0	966 (-7%)	5mo	$150,000	$155	52
419 Tina Ln	0.20mi	3/2.0	1,150 (+10%)	22mo	$189,999	$165	51
511 Old Whitfield Rd	0.62mi	3/1.0	1,147 (+10%)	5mo	$179,900	$157	50
484 Saint Jude St	0.67mi	3/1.0	1,107 (+6%)	11mo	$174,900	$158	49
412 Thompson Pl	0.73mi	3/2.0	1,061 (+2%)	20mo	$129,900	$122	42
222 Patton Village Cove Cv	0.59mi	2/2.0 (-1)	1,100 (+6%)	21mo	$195,200	$177	37

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: 11.8%
• Equity multiple: 1.49×
• Total profit: $18,358
• Equity at exit: $20,129

10-year hold

• IRR: 23.1%
• Equity multiple: 3.28×
• Total profit: $86,280
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,724 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $538

Break-even live

Break-even rent $1,042

Max offer price $135,000

Occupancy floor 64%

Sensitivity live

Price	-10% $615	-5% $577	+0% $538	+5% $500	+10% $462
Rent	-10% $402	-5% $470	+0% $538	+5% $606	+10% $675
Rate	-1.0pp $606	-0.5pp $573	base $538	+0.5pp $503	+1.0pp $468

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: $33,750
• Closing costs: $4,050
• 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	0.73mi
200 Colony Park Dr Pearl, MS	1.0–3.0	1.0–2.0	1152	$1,790	$1.55	14d	18	1.03mi
180 Pemberton Dr Pearl, MS	3.0	2.0	1367	$1,700	$1.24	44d	1	1.24mi

Listing history 8 events

1. 2026-05-15
   status Pending
2. 2026-05-13
   price $135,000
3. 2026-05-12
   listed $130,000 Active
4. 2019-03-29
   soldstatus 289-char remark

   Show marketing remark (289 chars)

   Completely renovated home, new paint, new kitchen cabinets and kitchen appliances, remolded bathroom with tile shower and double vanity. Large back yard with covered patio! Located right off Pearson road within in minutes from outlets of Pearl and multiple restaurants! This is a must see!

5. 2019-02-15
   listed $107,000 289-char remark

   Show marketing remark (289 chars)

   Completely renovated home, new paint, new kitchen cabinets and kitchen appliances, remolded bathroom with tile shower and double vanity. Large back yard with covered patio! Located right off Pearson road within in minutes from outlets of Pearl and multiple restaurants! This is a must see!

6. 2018-11-21
   soldstatus 131-char remark

   Show marketing remark (131 chars)

   Investor special. needs some foundation adjustment. Has had foundation repair in2014. Has had some updates in past. Needs some TLC.

7. 2018-10-17
   listed $65,000 131-char remark

   Show marketing remark (131 chars)

   Investor special. needs some foundation adjustment. Has had foundation repair in2014. Has had some updates in past. Needs some TLC.

8. 1991-10-04
   soldstatus $45,000

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$358/yr (+$30/mo · 50.6%)

ⓘ 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 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: $20,682
• − Mortgage interest: −$7,562
• − Property taxes: −$708
• − Insurance: −$675
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$3,927
• Taxable income: $4,501
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $5,380/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

+200.0% since first listed

8 events — show timeline

• 2026-05-15 Pending — MLSU
• 2026-05-13 Price Changed $135,000 MLSU
• 2026-05-12 Listed $130,000 MLSU
• 2019-03-29 Sold (MLS) — MLSU
• 2019-02-15 Listed $107,000 MLSU
• 2018-11-21 Sold (MLS) — MLSU
• 2018-10-17 Listed $65,000 MLSU
• 1991-10-04 Sold (Public Records) $45,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $708 · +0.0% YoY. Source: county tax records.