1946 Carolyn Ln · Pearl, MS 39208

$169,900

2 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 11 Days on market

Built 1959 0.27 ac lot $165/sqft · at area comps Est $168k · 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 +16.7/30.0
• ARV discount +7.1/15.0
• DSCR +5.2/10.0
• Rent growth +4.1/5.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this 3 bedroom , 1 bath home features Living room with beautiful wood floors, updated kitchen, large back yard and nice storage shed! "Property was built prior to 1978 and lead based paint potentially exists.

Key facts

• Metal roof
• 0.27 acre lot
• Parking

Tags

• METAL ROOF
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached carport (1 car); Concrete parking surface
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick and asbestos siding; Metal roof; Slab foundation; Built in public records (year built from public records)
• Exterior features: Deck; Fenced yard with chain link fencing; Few trees

Interior

• Kitchen: Built-in gas range; Dishwasher; Microwave; Refrigerator
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fan(s); Eat-in kitchen; Aluminum-framed windows
• Laundry & utility: Laundry located in the carport; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $149k (12.3% below list).
• Recommended offer: $149k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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); 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).

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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 17y ago 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.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $149,026 (12.3% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.88% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (median comp): $168,243
• List price: $169,900
• Delta: 0.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1961 Edwin Ave	0.04mi	3/1.5 (+1)	1,047 (+2%)	10mo	$189,500	$181	80
1966 Gloria Dr	0.14mi	3/1.0 (+1)	1,122 (+9%)	4mo	$147,500	$131	70
741 Sandy Ln	0.27mi	3/1.0 (+1)	1,080 (+5%)	6mo	$168,000	$156	69
1902 Gloria Dr	0.24mi	3/1.0 (+1)	1,032 (+0%)	22mo	$84,900	$82	65
1939 Twin Pine Dr	0.15mi	3/2.0 (+1)	1,137 (+10%)	9mo	$175,000	$154	59
1001 Twin Pine Ln	0.28mi	2/1.0	904 (-12%)	10mo	$145,000	$160	58
749 Sandy Ln	0.31mi	3/1.0 (+1)	1,116 (+8%)	14mo	$175,000	$157	55
1906 Gloria Dr	0.22mi	3/1.5 (+1)	1,119 (+9%)	18mo	$179,900	$161	53
733 Clearmont Dr	0.28mi	3/2.0 (+1)	1,134 (+10%)	11mo	$175,000	$154	52
412 Arabi St	0.70mi	3/1.0 (+1)	966 (-6%)	5mo	$150,000	$155	48
527 Luling St	0.68mi	3/1.0 (+1)	993 (-4%)	14mo	$129,900	$131	46
2270 Napoleon Ave	0.72mi	3/1.5 (+1)	1,087 (+6%)	9mo	$135,000	$124	43

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: -8.7%
• Equity multiple: 0.67×
• Total profit: $-15,602
• Equity at exit: $25,333

10-year hold

• IRR: 4.5%
• Equity multiple: 1.37×
• Total profit: $17,744
• Equity at exit: $14,690

Cash invested: $47,572 (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: 277
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,490 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$109 /mo · $1,306/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $107

Break-even live

Break-even rent $1,355

Max offer price $169,900

Occupancy floor 88%

Sensitivity live

Price	-10% $203	-5% $155	+0% $107	+5% $59	+10% $10
Rent	-10% $-11	-5% $48	+0% $107	+5% $166	+10% $224
Rate	-1.0pp $192	-0.5pp $150	base $107	+0.5pp $63	+1.0pp $18

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: $42,475
• Closing costs: $5,097
• 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	$1,518	$1.32	15d	18	0.31mi
2144 Napoleon Ave Pearl, MS	3.0	2.0	1265	$1,550	$1.23	45d	1	0.60mi

Listing history 12 events

1. 2026-05-16
   status Pending 586-char remark
2. 2026-05-06
   status Active 586-char remark
3. 2026-04-25
   historical 586-char remark
4. 2026-04-24
   listed $169,900 Active 586-char remark
5. 2018-11-30
   soldstatus 224-char remark

   Show marketing remark (224 chars)

   Don't miss this 3 bedroom , 1 bath home features Living room with beautiful wood floors, updated kitchen, large back yard and nice storage shed! "Property was built prior to 1978 and lead based paint potentially exists.

6. 2018-10-29
   listed $60,000 224-char remark

   Show marketing remark (224 chars)

   Don't miss this 3 bedroom , 1 bath home features Living room with beautiful wood floors, updated kitchen, large back yard and nice storage shed! "Property was built prior to 1978 and lead based paint potentially exists.

7. 2016-09-19
   soldstatus

   Show marketing remark (404 chars)

   Don't miss this cute 3 bedroom , 1 bath home with large back yard and nice storage shed! Fresh Paint Inside and out! Updated kitchen with stainless steel appliances and ceramic tile floors with large eat in area! Living room with beautiful wood floors and 3 spacious bedrooms! Metal Roof Installed 3 years ago. Great Investment! Call a REALTOR today to see this precious home! Agent is related to Sellers

8. 2016-07-03
   listed $89,500

   Show marketing remark (404 chars)

   Don't miss this cute 3 bedroom , 1 bath home with large back yard and nice storage shed! Fresh Paint Inside and out! Updated kitchen with stainless steel appliances and ceramic tile floors with large eat in area! Living room with beautiful wood floors and 3 spacious bedrooms! Metal Roof Installed 3 years ago. Great Investment! Call a REALTOR today to see this precious home! Agent is related to Sellers

9. 2010-05-04
   historical
10. 2010-04-21
    listed $88,900
11. 2009-11-13
    soldstatus
12. 2009-10-11
    listed $49,900

ⓘ 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: $1,306 · $109/mo
• Projected year-2 tax: $1,342 · $112/mo
• Expected delta: +$36/yr (+$3/mo · 2.7%)

ⓘ 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: $17,883
• − Mortgage interest: −$9,517
• − Property taxes: −$1,306
• − Insurance: −$850
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$4,943
• Taxable loss: −$1,594
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $1,663/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

+240.5% since first listed

13 events — show timeline

• 2026-06-12 Sold (MLS) — MLSU
• 2026-05-16 Pending — MLSU
• 2026-05-06 Relisted — MLSU
• 2026-04-25 Listing Removed — MLSU
• 2026-04-24 Listed $169,900 MLSU
• 2018-11-30 Sold (MLS) — MLSU
• 2018-10-29 Listed $60,000 MLSU
• 2016-09-19 Sold (MLS) — MLSU
• 2016-07-03 Listed $89,500 MLSU
• 2010-05-04 Listing Removed — MLSU
• 2010-04-21 Listed $88,900 MLSU
• 2009-11-13 Sold (MLS) — MLSU
• 2009-10-11 Listed $49,900 MLSU

Property tax history

+6.8%/yr

Latest (2025): $1,306 · +0.0% YoY. Source: county tax records.