244 Jeffries Dr · Pearl, MS 39208

$177,800

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 127 Days on market

Built 1960 0.27 ac lot $159/sqft · 9% above area Est $167k · 6% over

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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 +16.1/30.0
• DSCR +5.0/10.0
• ARV discount +4.7/15.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly updated 3-bedroom, 1-bath home in the heart of Pearl! This move-in ready property features recent updates throughout, offering a clean, modern feel while maintaining its classic charm. Conveniently located just off Highway 80, minutes from schools, shopping, dining, and the Pearl golf course. Situated on a quiet street with easy access to Jackson and I-20. Perfect for first-time buyers, downsizers, or investors—don't miss this great opportunity in a desirable Pearl location!

Key facts

• Quiet street
• Easy access
• Recent updates

Tags

• MOVE IN READY
• RECENT UPDATES
• QUIET STREET
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $90 ($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 $153k (13.7% below list).
• Recommended offer: $153k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 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).

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

• It's been on market 127 days — a 12% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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

• 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 $153,498 (13.7% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 9.7

CMA / ARV

• ARV (median comp): $167,339
• List price: $177,800
• Delta: 6.25%
• 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
360 Mary Ann Dr	0.14mi	2/2.0	1,112 (-1%)	12mo	$169,000	$152	78
143 Pemberton Dr	0.29mi	3/1.0 (+1)	1,075 (-4%)	1mo	$150,000	$140	74
3454 Janet St	0.60mi	3/1.0 (+1)	1,125 (+0%)	1mo	$172,500	$153	65
3236 E Lisa Dr	0.15mi	3/1.0 (+1)	1,011 (-10%)	12mo	$174,900	$173	62
524 Sardis St	0.31mi	3/2.0 (+1)	1,206 (+8%)	3mo	$212,000	$176	61
3314 Dawn Dr	0.54mi	3/1.5 (+1)	1,080 (-4%)	1mo	$175,000	$162	61
179 Chotard Ave	0.29mi	3/1.5 (+1)	1,032 (-8%)	8mo	$123,480	$120	60
217 Ann Dr	0.69mi	3/1.0 (+1)	1,100 (-2%)	1mo	$169,000	$154	59
3217 E Lisa Dr	0.19mi	3/1.5 (+1)	1,255 (+12%)	7mo	$166,900	$133	58
118 Hill Cir	0.68mi	3/2.0 (+1)	1,216 (+9%)	2mo	$179,900	$148	43
3237 Eastland Dr	0.62mi	3/1.0 (+1)	1,022 (-9%)	11mo	$175,000	$171	43
3420 Lanell Ln	0.53mi	3/2.0 (+1)	1,276 (+14%)	6mo	$199,900	$157	38

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: -9.5%
• Equity multiple: 0.64×
• Total profit: $-17,785
• Equity at exit: $26,511

10-year hold

• IRR: 3.7%
• Equity multiple: 1.30×
• Total profit: $15,162
• Equity at exit: $15,373

Cash invested: $49,784 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$932
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $90

Break-even live

Break-even rent $1,421

Max offer price $177,800

Occupancy floor 89%

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: $44,450
• Closing costs: $5,334
• 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	44d	1	0.16mi
3569 Old Brandon Rd Pearl, MS	2.0	1.0	800	$1,135	$1.42	44d	1	0.83mi

Listing history 22 events

1. 2026-06-18
   days on market $177,800 Active 127 DOM
2. 2026-06-17
   days on market $177,800 Active 126 DOM
3. 2026-06-16
   days on market $177,800 Active 125 DOM
4. 2026-06-15
   days on market $177,800 Active 124 DOM
5. 2026-06-14
   days on market $177,800 Active 122 DOM
6. 2026-06-10
   days on market $177,800 Active 119 DOM
7. 2026-06-09
   days on market $177,800 Active 118 DOM
8. 2026-06-08
   days on market $177,800 Active 117 DOM
9. 2026-06-07
   days on market $177,800 Active 116 DOM
10. 2026-06-03
    days on market $177,800 Active 112 DOM
11. 2026-06-02
    days on market $177,800 Active 111 DOM
12. 2026-06-01
    days on market $177,800 Active 110 DOM
13. 2026-05-31
    days on market $177,800 Active 109 DOM
14. 2026-05-30
    days on market $177,800 Active 108 DOM
15. 2026-04-08
    status Active 493-char remark

    Show marketing remark (493 chars)

    Freshly updated 3-bedroom, 1-bath home in the heart of Pearl! This move-in ready property features recent updates throughout, offering a clean, modern feel while maintaining its classic charm. Conveniently located just off Highway 80, minutes from schools, shopping, dining, and the Pearl golf course. Situated on a quiet street with easy access to Jackson and I-20. Perfect for first-time buyers, downsizers, or investors—don't miss this great opportunity in a desirable Pearl location!

16. 2026-03-30
    status Pending 493-char remark

    Show marketing remark (493 chars)

    Freshly updated 3-bedroom, 1-bath home in the heart of Pearl! This move-in ready property features recent updates throughout, offering a clean, modern feel while maintaining its classic charm. Conveniently located just off Highway 80, minutes from schools, shopping, dining, and the Pearl golf course. Situated on a quiet street with easy access to Jackson and I-20. Perfect for first-time buyers, downsizers, or investors—don't miss this great opportunity in a desirable Pearl location!

17. 2026-02-02
    listed $177,800 Active 493-char remark

    Show marketing remark (493 chars)

    Freshly updated 3-bedroom, 1-bath home in the heart of Pearl! This move-in ready property features recent updates throughout, offering a clean, modern feel while maintaining its classic charm. Conveniently located just off Highway 80, minutes from schools, shopping, dining, and the Pearl golf course. Situated on a quiet street with easy access to Jackson and I-20. Perfect for first-time buyers, downsizers, or investors—don't miss this great opportunity in a desirable Pearl location!

18. 2023-03-23
    soldstatus
19. 2009-11-24
    soldstatus 124-char remark

    Show marketing remark (124 chars)

    HUD HOME FOR SALE, SOLD AS-IS. FOR MORE INFORMATION CONTACT YOUR LOCAL REALTOR. Taxes listed are per tax assessor's website.

20. 2009-10-13
    listed $38,000 124-char remark

    Show marketing remark (124 chars)

    HUD HOME FOR SALE, SOLD AS-IS. FOR MORE INFORMATION CONTACT YOUR LOCAL REALTOR. Taxes listed are per tax assessor's website.

21. 2006-05-02
    historical
22. 2000-07-03
    listed $59,900

ⓘ 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: $1,393 · $116/mo
• Projected year-2 tax: $1,405 · $117/mo
• Expected delta: +$12/yr (+$1/mo · 0.8%)

ⓘ 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: $18,420
• − Mortgage interest: −$9,960
• − Property taxes: −$1,393
• − Insurance: −$889
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$5,172
• Taxable loss: −$1,941
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $1,547/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

+196.8% since first listed

8 events — show timeline

• 2026-04-08 Relisted — MLSU
• 2026-03-30 Pending — MLSU
• 2026-02-02 Listed $177,800 MLSU
• 2023-03-23 Sold (Public Records) — Public Records
• 2009-11-24 Sold (MLS) — MLSU
• 2009-10-13 Listed $38,000 MLSU
• 2006-05-02 Listing Removed — MLSU
• 2000-07-03 Listed $59,900 MLSU

Property tax history

+4.3%/yr

Latest (2025): $1,393 · +0.0% YoY. Source: county tax records.