853 Longwood Pl · Pearl, MS 39208

$225,100

3 bd · 1.0 ba · 2,365 sqft · SingleFamily public records · 35 Days on market

Built 1989 2.30 ac lot $95/sqft · 46% below area Est $417k · 46% under ↓ 13% 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).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced below most recent appraisal! This renovation-ready property is full of potential and ready for your personal touch! Nestled on a private 2.3-acre wooded lot, this spacious home offers room to grow, design, and make it your own. Inside, you'll find a versatile layout featuring: 3 bedrooms, 2 bathrooms, a formal dining room, formal living room den with tall, beamed ceilings, bright sunroom, breakfast area and a walk-in pantry. Outside, the property continues to impress with a three-car garage plus an additional one-car carport, offering ample space for vehicles or storage. Feel miles away while staying conveniently located near Pearl, Brandon, Flowood, I-20, shopping, dining, and more. Don't miss this chance to invest in a property with great bones and endless potential! Photos have been enhanced with AI.

Key facts

• Versatile layout
• Formal dining room
• Private wooded lot

Tags

• PRIVATE WOODED LOT
• VERSATILE LAYOUT
• FORMAL DINING ROOM
• FORMAL LIVING ROOM
• DEN WITH TALL BEAMED CEILINGS
• BRIGHT SUNROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $71 ($847/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 $191k (15.3% below list).
• Recommended offer: $191k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: schools D+, amenities F, commute F.
• 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.
• Market conditions: Rents rising fast (+6.3%/yr); 265 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $7k 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 35 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

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 $190,696 (15.3% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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: 0.85% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (median comp): $416,555
• List price: $225,100
• Delta: -45.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Richburg Ct	0.33mi	4/3.0 (+1)	2,420 (+2%)	7mo	$515,000	$213	62
312 N Village Dr	0.23mi	3/2.5	2,200 (-7%)	13mo	$362,000	$165	61
204 Village Pl	0.38mi	4/3.0 (+1)	2,251 (-5%)	1mo	$379,000	$168	60
577 Asbury Lane Dr	0.14mi	4/3.0 (+1)	2,533 (+7%)	10mo	$479,900	$189	60
592 Asbury Ln Dr	0.20mi	4/3.0 (+1)	2,517 (+6%)	14mo	$475,500	$189	56
707 Trailside Pl	0.23mi	4/3.0 (+1)	2,321 (-2%)	22mo	$410,000	$177	55
137 Richburg Ct	0.26mi	4/3.0 (+1)	2,408 (+2%)	21mo	$474,900	$197	54
144 Richburg Ct	0.23mi	4/3.0 (+1)	2,446 (+3%)	23mo	$469,900	$192	52
129 Richburg Ct	0.35mi	4/3.0 (+1)	2,405 (+2%)	21mo	$480,900	$200	50
128 Asbury Sq	0.28mi	4/2.5 (+1)	2,190 (-7%)	21mo	$339,000	$155	46
404 Eldorado Rd	0.70mi	3/2.5	2,438 (+3%)	23mo	$399,900	$164	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: -10.8%
• Equity multiple: 0.60×
• Total profit: $-25,404
• Equity at exit: $33,563

10-year hold

• IRR: 2.5%
• Equity multiple: 1.20×
• Total profit: $12,594
• Equity at exit: $19,463

Cash invested: $63,028 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,907 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$162 /mo · $1,940/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $71

Break-even live

Break-even rent $1,818

Max offer price $225,100

Occupancy floor 91%

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: $56,275
• Closing costs: $6,753
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
453 Piney Dr Pearl, MS	4.0	2.0	1835	$2,500	$1.36	13d	1	1.19mi

Listing history 2 events

1. 2026-05-13
   price $225,100 825-char remark

   Show marketing remark (825 chars)

   Priced below most recent appraisal! This renovation-ready property is full of potential and ready for your personal touch! Nestled on a private 2.3-acre wooded lot, this spacious home offers room to grow, design, and make it your own. Inside, you'll find a versatile layout featuring: 3 bedrooms, 2 bathrooms, a formal dining room, formal living room den with tall, beamed ceilings, bright sunroom, breakfast area and a walk-in pantry. Outside, the property continues to impress with a three-car garage plus an additional one-car carport, offering ample space for vehicles or storage. Feel miles away while staying conveniently located near Pearl, Brandon, Flowood, I-20, shopping, dining, and more. Don't miss this chance to invest in a property with great bones and endless potential! Photos have been enhanced with AI.

2. 2026-04-17
   listed $260,000 Active 825-char remark

   Show marketing remark (825 chars)

   Priced below most recent appraisal! This renovation-ready property is full of potential and ready for your personal touch! Nestled on a private 2.3-acre wooded lot, this spacious home offers room to grow, design, and make it your own. Inside, you'll find a versatile layout featuring: 3 bedrooms, 2 bathrooms, a formal dining room, formal living room den with tall, beamed ceilings, bright sunroom, breakfast area and a walk-in pantry. Outside, the property continues to impress with a three-car garage plus an additional one-car carport, offering ample space for vehicles or storage. Feel miles away while staying conveniently located near Pearl, Brandon, Flowood, I-20, shopping, dining, and more. Don't miss this chance to invest in a property with great bones and endless potential! Photos have been enhanced with AI.

ⓘ 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: $1,940 · $162/mo
• Projected year-2 tax: $1,940 · $162/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,884
• − Mortgage interest: −$12,609
• − Property taxes: −$1,940
• − Insurance: −$1,126
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$6,548
• Taxable loss: −$3,001
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $1,567/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

-13.4% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $225,100 MLSU
• 2026-04-17 Listed $260,000 MLSU

Property tax history

+2.5%/yr

Latest (2025): $1,940 · +16.5% YoY. Source: county tax records.