230 Jeffries Dr · Pearl, MS 39208

$115,000

3 bd · 2.0 ba · 1,155 sqft · SingleFamily public records · 149 Days on market

Built 1958 0.40 ac lot Est $177k · 35% under ↓ 21% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Come see this Nice size home located in the heart of Pearl, offers 4 bedrooms 2 full baths needs a little TLC. Big back yard mostly fenced. Schedule your appointment today to see this home before it's too late.

Key facts

• 0.4 acre lot
• Built 1958
• Listed 149 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Fiber to the house
• Home design: Single-family residence; House; One story; Living area recorded by appraiser
• Construction: Wood siding; Asphalt roof; Combination foundation; Built (year per public records)
• Exterior features: Private yard

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Disposal

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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); 277 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 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.51% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.85%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $176,715
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
524 Sardis St	0.31mi	3/2.0	1,206 (+4%)	3mo	$212,000	$176	76
143 Pemberton Dr	0.26mi	3/1.0	1,075 (-7%)	1mo	$150,000	$140	71
3217 E Lisa Dr	0.22mi	3/1.5	1,255 (+9%)	7mo	$166,900	$133	67
3454 Janet St	0.57mi	3/1.0	1,125 (-3%)	1mo	$172,500	$153	64
179 Chotard Ave	0.28mi	3/1.5	1,032 (-11%)	8mo	$123,480	$120	61
3314 Dawn Dr	0.56mi	3/1.5	1,080 (-6%)	1mo	$175,000	$162	60
217 Ann Dr	0.66mi	3/1.0	1,100 (-5%)	1mo	$169,000	$154	57
118 Hill Cir	0.71mi	3/2.0	1,216 (+5%)	2mo	$179,900	$148	56
3420 Lanell Ln	0.56mi	3/2.0	1,276 (+10%)	6mo	$199,900	$157	51
119 Hill Cir	0.72mi	3/2.0	1,291 (+12%)	1mo	$205,000	$159	46
251 Bermuda Dr	0.52mi	3/2.0	1,325 (+15%)	8mo	$199,900	$151	44
257 Ann Dr	0.71mi	4/2.0 (+1)	1,277 (+11%)	5mo	$85,000	$67	40

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: 21.8%
• Equity multiple: 1.93×
• Total profit: $29,848
• Equity at exit: $17,147

10-year hold

• IRR: 31.9%
• Equity multiple: 4.33×
• Total profit: $107,131
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,740 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $667

Break-even live

Break-even rent $896

Max offer price $115,000

Occupancy floor 57%

Sensitivity live

Price	-10% $732	-5% $699	+0% $667	+5% $634	+10% $602
Rent	-10% $529	-5% $598	+0% $667	+5% $735	+10% $804
Rate	-1.0pp $725	-0.5pp $696	base $667	+0.5pp $637	+1.0pp $607

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Pemberton Dr Pearl, MS	3.0	2.0	1367	$1,700	$1.24	45d	1	0.16mi
3569 Old Brandon Rd Pearl, MS	2.0	1.0	800	$1,135	$1.42	45d	1	0.83mi

Listing history 8 events

1. 2026-04-29
   status Pending
2. 2026-04-27
   price $115,000
3. 2026-03-12
   status Active
4. 2026-03-12
   price $135,000
5. 2025-11-11
   status Active
6. 2025-11-07
   status Pending
7. 2025-11-07
   historical
8. 2025-07-27
   listed $145,500 Active

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $909 · $76/mo
• Expected delta: +$222/yr (+$19/mo · 32.4%)

ⓘ 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 3/10 Moderate
• 🌡 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: $20,885
• − Mortgage interest: −$6,442
• − Property taxes: −$686
• − Insurance: −$575
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$3,345
• Taxable income: $6,495
• Est. tax owed @ 24.0%: −$1,559
• After-tax cash flow: $6,442/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

-21.0% since first listed

8 events — show timeline

• 2026-04-29 Pending — MLSU
• 2026-04-27 Price Changed $115,000 MLSU
• 2026-03-12 Relisted — MLSU
• 2026-03-12 Price Changed $135,000 MLSU
• 2025-11-11 Relisted — MLSU
• 2025-11-07 Pending — MLSU
• 2025-11-07 Listing Removed — MLSU
• 2025-07-27 Listed $145,500 MLSU

Property tax history

-2.2%/yr

Latest (2025): $686 · +0.0% YoY. Source: county tax records.