1908 Twin Pine Dr · Pearl, MS 39208

$175,000

3 bd · 1.0 ba · 1,247 sqft · SingleFamily public records · 7 Days on market

Built 2005 7,405 sqft lot Est $192k · 9% under

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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 +21.3/30.0
• ARV discount +11.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.2/10.0
• 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

Cute little house that needs only a few repairs. Large back yard. Selling as-is.

Key facts

• Large back yard
• 7,405 sq ft lot
• 2 garage spots

Tags

• LARGE BACK YARD

Property features AI

Exterior

• Parking: 2-car garage; Space for 4 vehicles total; Garage with opener, garage faces front, concrete driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single family residence; Modular home; One level
• Construction: Vinyl, brick, and wood siding; Conventional foundation; Architectural shingle roof; Built (year from public records)
• Exterior features: Front porch; City lot with front yard; Sloped lot

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Blinds; Storm door(s); Smoke detector(s)
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.0% 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; 2 comparable units currently listed for rent nearby; 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 $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 $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $175,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $192,038
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Richard Cv	0.08mi	3/2.0	1,282 (+3%)	6mo	$180,000	$140	82
1826 Twin Pine Dr	0.10mi	3/2.0	1,234 (-1%)	19mo	$169,900	$138	74
742 Grandmont St	0.35mi	3/2.0	1,264 (+1%)	6mo	$160,000	$127	72
1939 Twin Pine Dr	0.13mi	3/2.0	1,137 (-9%)	9mo	$175,000	$154	67
1941 Twin Pine Dr	0.13mi	3/2.0	1,182 (-5%)	22mo	$195,000	$165	63
1966 Gloria Dr	0.36mi	3/1.0	1,122 (-10%)	4mo	$147,500	$131	63
733 Clearmont Dr	0.23mi	3/2.0	1,134 (-9%)	11mo	$175,000	$154	61
741 Sandy Ln	0.33mi	3/1.0	1,080 (-13%)	6mo	$168,000	$156	57
749 Sandy Ln	0.35mi	3/1.0	1,116 (-10%)	14mo	$175,000	$157	55
1906 Gloria Dr	0.28mi	3/1.5	1,119 (-10%)	18mo	$179,900	$161	52
770 Clearmont Dr	0.40mi	2/1.5 (-1)	1,119 (-10%)	22mo	$115,000	$103	39
111 Magnolia Way	0.72mi	3/2.0	1,430 (+15%)	20mo	$232,900	$163	22

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-5,939
• Equity at exit: $26,093

10-year hold

• IRR: 9.9%
• Equity multiple: 1.87×
• Total profit: $42,860
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,778 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$159 /mo · $1,907/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $255

Break-even live

Break-even rent $1,455

Max offer price $175,000

Occupancy floor 81%

Sensitivity live

Price	-10% $354	-5% $305	+0% $255	+5% $206	+10% $156
Rent	-10% $115	-5% $185	+0% $255	+5% $325	+10% $396
Rate	-1.0pp $343	-0.5pp $300	base $255	+0.5pp $210	+1.0pp $164

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Colony Park Dr Pearl, MS	1.0–3.0	1.0–2.0	1152	$1,790	$1.55	15d	18	0.50mi
2144 Napoleon Ave Pearl, MS	3.0	2.0	1265	$1,550	$1.23	45d	1	0.84mi

Listing history 6 events

1. 2026-06-15
   status $175,000 Pending 7 DOM
2. 2026-06-15
   days on market $175,000 Active 7 DOM
3. 2026-06-14
   pricedays on market $175,000 Active 5 DOM
4. 2026-06-10
   days on market $165,000 Active 2 DOM
5. 2026-06-09
   remarks 80-char remark
6. 2026-06-09
   listed $165,000 Active 1 DOM

ⓘ 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: $1,907 · $159/mo
• Projected year-2 tax: $1,907 · $159/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 1/10 Low
• 🌡 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: $21,338
• − Mortgage interest: −$9,803
• − Property taxes: −$1,907
• − Insurance: −$875
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$5,091
• Taxable income: $248
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $3,003/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

+12641.3% since first listed

3 events — show timeline

• 2026-06-08 Listed $165,000 MLSU
• 2022-01-20 Price Changed $1,295 RENT.
• 2005-09-02 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,907 · -4.9% YoY. Source: county tax records.