150 Pemberton Dr · Pearl, MS 39208

$195,000

2 bd · 1.0 ba · 1,324 sqft · SingleFamily public records · 110 Days on market

Built 1960 0.48 ac lot Est $203k · at est.

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Why this score? — see what drove the D+ 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 +9.2/15.0
• DSCR +4.6/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! 3BR/2BA in the heart of Pearl priced to sell! A great home that will make for a great investment with a little TLC. Close to Pearl schools, shopping, dining, and entertainment. Schedule your tour today!

Key facts

• Great storage
• Cabinet space
• Primary suite

Tags

• EAT-IN KITCHEN
• GREAT STORAGE
• CABINET SPACE
• PRIMARY SUITE
• CLOSE TO SHOPPING
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $61 ($736/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 $164k (15.8% below list).
• Recommended offer: $164k (15.8% 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: 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 at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $6k 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 110 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $102k; list at $195k implies a 91% gain — meaningful room to come down on a strong offer.

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 $164,222 (15.8% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 16% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $202,572
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 Pemberton Dr	0.09mi	3/2.0 (+1)	1,367 (+3%)	3mo	$145,000	$106	79
524 Sardis St	0.21mi	3/2.0 (+1)	1,206 (-9%)	3mo	$212,000	$176	63
3217 E Lisa Dr	0.39mi	3/1.5 (+1)	1,255 (-5%)	7mo	$166,900	$133	60
3257 Harle St	0.61mi	3/1.0 (+1)	1,288 (-3%)	6mo	$162,000	$126	57
3175 Stark Dr	0.46mi	3/2.0 (+1)	1,409 (+6%)	4mo	$249,500	$177	56
256 Bruin Ave	0.30mi	3/2.0 (+1)	1,500 (+13%)	3mo	$229,900	$153	52
503 Bruin Ave	0.62mi	3/2.0 (+1)	1,400 (+6%)	1mo	$214,999	$154	52
3443 Marguerite Dr	0.71mi	3/1.0 (+1)	1,244 (-6%)	1mo	$185,000	$149	50
3420 Lanell Ln	0.71mi	3/2.0 (+1)	1,276 (-4%)	6mo	$199,900	$157	47
3454 Janet St	0.51mi	3/1.0 (+1)	1,125 (-15%)	1mo	$172,500	$153	45
517 Cindy Ln	0.69mi	3/2.0 (+1)	1,463 (+10%)	2mo	$209,900	$143	40
4618 Moonridge Cv	0.74mi	3/2.0 (+1)	1,521 (+15%)	2mo	$249,900	$164	30

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: $-22,031
• Equity at exit: $29,075

10-year hold

• IRR: 2.4%
• Equity multiple: 1.20×
• Total profit: $10,738
• Equity at exit: $16,860

Cash invested: $54,600 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$132 /mo · $1,586/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $61

Break-even live

Break-even rent $1,565

Max offer price $195,000

Occupancy floor 91%

Sensitivity live

Price	-10% $172	-5% $117	+0% $61	+5% $6	+10% $-49
Rent	-10% $-68	-5% $-4	+0% $61	+5% $126	+10% $191
Rate	-1.0pp $160	-0.5pp $111	base $61	+0.5pp $11	+1.0pp $-41

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Pemberton Dr Pearl, MS	3.0	2.0	1367	$1,700	$1.24	44d	1	0.13mi
142 W Lisa Dr Pearl, MS	3.0	1.5	1512	$1,706	$1.13	14d	1	0.49mi
3626 Wilcox Dr Pearl, MS	3.0	2.0	1728	$2,000	$1.16	14d	1	1.03mi

Listing history 12 events

1. 2026-04-24
   status Pending
2. 2026-03-13
   status Active
3. 2026-02-24
   status Pending
4. 2026-02-12
   status Active
5. 2026-01-19
   status Pending
6. 2025-11-24
   listed $195,000 Active
7. 2025-08-12
   historical $1,500
8. 2025-07-19
   listed $1,500
9. 2025-05-27
   soldstatus $102,000
10. 2025-05-23
    soldstatus Closed 223-char remark

    Show marketing remark (223 chars)

    Investor special! 3BR/2BA in the heart of Pearl priced to sell! A great home that will make for a great investment with a little TLC. Close to Pearl schools, shopping, dining, and entertainment. Schedule your tour today!

11. 2025-05-05
    status Pending 223-char remark

    Show marketing remark (223 chars)

    Investor special! 3BR/2BA in the heart of Pearl priced to sell! A great home that will make for a great investment with a little TLC. Close to Pearl schools, shopping, dining, and entertainment. Schedule your tour today!

12. 2025-04-17
    listed $105,000 Active 223-char remark

    Show marketing remark (223 chars)

    Investor special! 3BR/2BA in the heart of Pearl priced to sell! A great home that will make for a great investment with a little TLC. Close to Pearl schools, shopping, dining, and entertainment. Schedule your tour today!

ⓘ 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: $1,586 · $132/mo
• Projected year-2 tax: $1,586 · $132/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $19,707
• − Mortgage interest: −$10,923
• − Property taxes: −$1,586
• − Insurance: −$975
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$5,673
• Taxable loss: −$2,603
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $1,361/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

+85.7% since first listed

12 events — show timeline

• 2026-04-24 Pending — MLSU
• 2026-03-13 Relisted — MLSU
• 2026-02-24 Pending — MLSU
• 2026-02-12 Relisted — MLSU
• 2026-01-19 Pending — MLSU
• 2025-11-24 Listed $195,000 MLSU
• 2025-08-12 Rental Removed $1,500 MLSU
• 2025-07-19 Listed for Rent $1,500 MLSU
• 2025-05-27 Sold (Public Records) $102,000 Public Records
• 2025-05-23 Sold (MLS) — MLSU
• 2025-05-05 Pending — MLSU
• 2025-04-17 Listed $105,000 MLSU

Property tax history

+4.2%/yr

Latest (2025): $1,586 · +0.0% YoY. Source: county tax records.