251 Maxine Dr · Pearl, MS 39208

$119,900

3 bd · 1.0 ba · 1,055 sqft · SingleFamily public records · 133 Days on market

Built 1960 0.26 ac lot $114/sqft · 28% below area Est $165k · 27% 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 +9.5/10.0
• 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

Welcome home to this freshly updated, move-in ready home featuring newer flooring throughout, fresh neutral paint, an updated kitchen with white cabinets and subway tile backsplash, refreshed bathroom with new tub/shower surround, and a functional layout with a dining area that flows into the main living space, plus a covered carport and a large fully fenced backyard with storage shed attached to carport—perfect for pets, play, or entertaining—so call your favorite agent today to schedule your private tour.

Key facts

• Covered carport
• Refreshed bathroom
• Updated kitchen

Tags

• UPDATED KITCHEN
• SUBWAY TILE BACKSPLASH
• REFRESHED BATHROOM
• NEW TUB SHOWER SURROUND
• COVERED CARPORT
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: 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; 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 $829 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1960 — 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: 1.45% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.19%
• DSCR: 1.94
• GRM: 5.7

CMA / ARV

• ARV (median comp): $164,806
• List price: $119,900
• Delta: -27.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Pemberton Dr	0.30mi	3/1.0	1,075 (+2%)	1mo	$150,000	$140	82
3236 E Lisa Dr	0.11mi	3/1.0	1,011 (-4%)	12mo	$174,900	$173	78
179 Chotard Ave	0.22mi	3/1.5	1,032 (-2%)	8mo	$123,480	$120	77
3314 Dawn Dr	0.42mi	3/1.5	1,080 (+2%)	1mo	$175,000	$162	74
360 Mary Ann Dr	0.03mi	2/2.0 (-1)	1,112 (+5%)	12mo	$169,000	$152	70
356 Saint Paul St	0.67mi	3/1.0	1,071 (+2%)	4mo	$164,900	$154	63
524 Sardis St	0.23mi	3/2.0	1,206 (+14%)	3mo	$212,000	$176	59
3454 Janet St	0.70mi	3/1.0	1,125 (+7%)	1mo	$172,500	$153	55
2709 Burma Dr	0.68mi	3/1.0	1,014 (-4%)	9mo	$160,000	$158	55
3237 Eastland Dr	0.68mi	3/1.0	1,022 (-3%)	11mo	$175,000	$171	54
484 Saint Jude St	0.72mi	3/1.0	1,107 (+5%)	11mo	$174,900	$158	49
259 Marilyn Dr	0.74mi	3/1.0	1,108 (+5%)	13mo	$145,000	$131	46

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: 17.3%
• Equity multiple: 1.73×
• Total profit: $24,370
• Equity at exit: $17,877

10-year hold

• IRR: 28.0%
• Equity multiple: 3.87×
• Total profit: $96,414
• Equity at exit: $10,367

Cash invested: $33,572 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,742 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$105 /mo · $1,254/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $593

Break-even live

Break-even rent $991

Max offer price $119,900

Occupancy floor 61%

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: $29,975
• Closing costs: $3,597
• 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	43d	1	0.15mi
3569 Old Brandon Rd Pearl, MS	2.0	1.0	800	$1,135	$1.42	43d	1	0.96mi

Listing history 18 events

1. 2026-06-18
   days on market $119,900 Active 133 DOM
2. 2026-06-17
   days on market $119,900 Active 132 DOM
3. 2026-06-16
   days on market $119,900 Active 131 DOM
4. 2026-06-15
   days on market $119,900 Active 130 DOM
5. 2026-06-14
   days on market $119,900 Active 128 DOM
6. 2026-06-10
   days on market $119,900 Active 125 DOM
7. 2026-06-09
   days on market $119,900 Active 124 DOM
8. 2026-06-08
   days on market $119,900 Active 123 DOM
9. 2026-06-07
   days on market $119,900 Active 122 DOM
10. 2026-06-03
    days on market $119,900 Active 118 DOM
11. 2026-06-02
    days on market $119,900 Active 117 DOM
12. 2026-06-01
    days on market $119,900 Active 116 DOM
13. 2026-05-31
    days on market $119,900 Active 115 DOM
14. 2026-05-30
    days on market $119,900 Active 114 DOM
15. 2026-05-08
    price $119,900 524-char remark

    Show marketing remark (524 chars)

    Welcome home to this freshly updated, move-in ready home featuring newer flooring throughout, fresh neutral paint, an updated kitchen with white cabinets and subway tile backsplash, refreshed bathroom with new tub/shower surround, and a functional layout with a dining area that flows into the main living space, plus a covered carport and a large fully fenced backyard with storage shed attached to carport—perfect for pets, play, or entertaining—so call your favorite agent today to schedule your private tour.

16. 2026-02-05
    listed $129,900 Active 524-char remark

    Show marketing remark (524 chars)

    Welcome home to this freshly updated, move-in ready home featuring newer flooring throughout, fresh neutral paint, an updated kitchen with white cabinets and subway tile backsplash, refreshed bathroom with new tub/shower surround, and a functional layout with a dining area that flows into the main living space, plus a covered carport and a large fully fenced backyard with storage shed attached to carport—perfect for pets, play, or entertaining—so call your favorite agent today to schedule your private tour.

17. 2005-10-31
    soldstatus 192-char remark

    Show marketing remark (192 chars)

    Great Price! This home would be a wonderful starter home or investment property. Three bedroom, one bath with security system and fence. Close to shopping and schools. Call list agent to show.

18. 2005-06-08
    listed $63,300 192-char remark

    Show marketing remark (192 chars)

    Great Price! This home would be a wonderful starter home or investment property. Three bedroom, one bath with security system and fence. Close to shopping and schools. Call list agent to show.

ⓘ 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: $1,254 · $105/mo
• Projected year-2 tax: $1,254 · $105/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 2/10 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: $20,901
• − Mortgage interest: −$6,716
• − Property taxes: −$1,254
• − Insurance: −$600
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$3,488
• Taxable income: $5,499
• Est. tax owed @ 24.0%: −$1,320
• After-tax cash flow: $5,793/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

+89.4% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $119,900 MLSU
• 2026-02-05 Listed $129,900 MLSU
• 2005-10-31 Sold (MLS) — MLSU
• 2005-06-08 Listed $63,300 MLSU

Property tax history

+3.5%/yr

Latest (2025): $1,254 · +0.0% YoY. Source: county tax records.