400 Thompson Pl · Pearl, MS 39208

$241,500

4 bd · 2.0 ba · 1,682 sqft · SingleFamily public records · 62 Days on market

Built 2006 0.50 ac lot $144/sqft · 21% below area Est $307k · 21% under ↓ 1% 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• 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

Well-kept home situated on a large , flat o.67 acre lot in a desirable Pearl location. This one-owner property reflects pride of ownership and offers excellent curb appeal with beautiful Landscaping and a roof in like new condition.Enjoy the flexibility of this prime single family property with plenty of room for outdoor living,entertaining,or future improvements.The large level lot enhances usability and adds long value. Room for the Children to play, storage building , and boat.

Key facts

• Desirable location
• Large flat lot
• Curb appeal

Tags

• LARGE FLAT LOT
• DESIRABLE LOCATION
• CURB APPEAL
• BEAUTIFUL LANDSCAPING
• ROOF IN LIKE NEW CONDITION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $55 ($661/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 $205k (15.2% below list).
• Recommended offer: $205k (15.2% below list) — sets the bar for 1% rule.

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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 38% 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 62 days — a 6% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $204,827 (15.2% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (median comp): $307,322
• List price: $241,500
• Delta: -21.42%
• 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
209 Anderson Oaks Dr	0.27mi	4/2.0	1,860 (+11%)	1mo	$315,620	$170	69
968 Riverside Ln	0.62mi	3/2.0 (-1)	1,672 (-1%)	0mo	$285,900	$171	65
204 Anderson Oaks Dr	0.46mi	4/2.0	1,830 (+9%)	2mo	$310,610	$170	63
958 Riverside Ln	0.62mi	3/2.0 (-1)	1,653 (-2%)	2mo	$288,400	$174	62
961 Riverside Ln	0.62mi	3/2.0 (-1)	1,653 (-2%)	2mo	$289,200	$175	61
952 Riverside Ln	0.62mi	3/2.0 (-1)	1,638 (-3%)	2mo	$286,000	$175	60
949 Riverside Ln	0.62mi	3/2.0 (-1)	1,612 (-4%)	2mo	$282,500	$175	58
704 Cottonwood Way	0.69mi	3/2.0 (-1)	1,619 (-4%)	1mo	$290,000	$179	56
1068 Riverside Ln	0.62mi	3/2.0 (-1)	1,592 (-5%)	2mo	$281,500	$177	56
213 Anderson Oaks Dr	0.60mi	4/2.0	1,840 (+9%)	1mo	$312,280	$170	55
312 E Magnolia Pl	0.64mi	3/2.0 (-1)	1,445 (-14%)	1mo	$233,598	$162	41
304 Silver Tree Ln	0.62mi	3/2.0 (-1)	1,440 (-14%)	2mo	$238,000	$165	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: -11.3%
• Equity multiple: 0.58×
• Total profit: $-28,546
• Equity at exit: $36,008

10-year hold

• IRR: 2.0%
• Equity multiple: 1.16×
• Total profit: $10,789
• Equity at exit: $20,881

Cash invested: $67,620 (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: $2,048 medium
• Mortgage (P&I): −$1,266
• Tax from tax record: −$196 /mo · $2,352/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $55

Break-even live

Break-even rent $1,979

Max offer price $241,500

Occupancy floor 92%

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: $60,375
• Closing costs: $7,245
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 Silver Hill Dr Pearl, MS	3.0	2.0	1714	$2,250	$1.31	14d	1	0.69mi
2144 Napoleon Ave Pearl, MS	3.0	2.0	1265	$1,550	$1.23	43d	1	1.16mi
200 Colony Park Dr Pearl, MS	1.0–3.0	1.0–2.0	1152	$1,790	$1.55	14d	18	1.20mi

Listing history 10 events

1. 2026-06-07
   status $241,500 Pending 62 DOM
2. 2026-06-03
   days on market $241,500 Active 62 DOM
3. 2026-06-02
   days on market $241,500 Active 61 DOM
4. 2026-06-01
   days on market $241,500 Active 60 DOM
5. 2026-05-31
   days on market $241,500 Active 59 DOM
6. 2026-05-30
   days on market $241,500 Active 58 DOM
7. 2026-05-06
   price $241,500 491-char remark

   Show marketing remark (491 chars)

   Well-kept home situated on a large , flat o.67 acre lot in a desirable Pearl location. This one-owner property reflects pride of ownership and offers excellent curb appeal with beautiful Landscaping and a roof in like new condition.Enjoy the flexibility of this prime single family property with plenty of room for outdoor living,entertaining,or future improvements.The large level lot enhances usability and adds long value. Room for the Children to play, storage building , and boat.

8. 2026-04-23
   price $242,000 491-char remark

   Show marketing remark (491 chars)

   Well-kept home situated on a large , flat o.67 acre lot in a desirable Pearl location. This one-owner property reflects pride of ownership and offers excellent curb appeal with beautiful Landscaping and a roof in like new condition.Enjoy the flexibility of this prime single family property with plenty of room for outdoor living,entertaining,or future improvements.The large level lot enhances usability and adds long value. Room for the Children to play, storage building , and boat.

9. 2026-04-02
   listed $244,000 Active 491-char remark

   Show marketing remark (491 chars)

   Well-kept home situated on a large , flat o.67 acre lot in a desirable Pearl location. This one-owner property reflects pride of ownership and offers excellent curb appeal with beautiful Landscaping and a roof in like new condition.Enjoy the flexibility of this prime single family property with plenty of room for outdoor living,entertaining,or future improvements.The large level lot enhances usability and adds long value. Room for the Children to play, storage building , and boat.

10. 2007-08-14
    soldstatus

ⓘ 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: $2,352 · $196/mo
• Projected year-2 tax: $2,352 · $196/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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $24,579
• − Mortgage interest: −$13,528
• − Property taxes: −$2,352
• − Insurance: −$1,208
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$7,025
• Taxable loss: −$3,466
• Est. tax savings @ 24.0%: +$832
• After-tax cash flow: $1,493/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

-1.0% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $241,500 MLSU
• 2026-04-23 Price Changed $242,000 MLSU
• 2026-04-02 Listed $244,000 MLSU
• 2007-08-14 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,352 · +0.0% YoY. Source: county tax records.