320 Cedar Hill Dr · Pearl, MS 39208

$100,000

4 bd · 1.0 ba · 2,046 sqft · SingleFamily public records · 120 Days on market

Built 2000 9,583 sqft lot $49/sqft · 40% below area Est $167k · 40% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4Br/2 Full Bath Manufactured Home in good condition Ready to move in.

Key facts

• 9,583 sq ft lot
• 4 parking spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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.
• Rankin County School District (rural): math 56% / reading 48% proficiency, ranked #6 of 130 in MS (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• 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 31% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.68% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.89%
• DSCR: 2.24
• GRM: 5.0

CMA / ARV

• ARV (median comp): $166,629
• List price: $100,000
• Delta: -39.99%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
459 Oak Lawn Dr	0.59mi	4/2.0	2,169 (+6%)	0mo	$270,000	$124	58
203 Trace Dr	0.12mi	4/2.0	1,792 (-12%)	24mo	$44,900	$25	50
125 Woodridge Dr	0.41mi	3/2.0 (-1)	1,765 (-14%)	2mo	$287,000	$163	47
119 Woodridge Dr	0.36mi	4/2.0	1,760 (-14%)	23mo	$269,900	$153	37

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: 25.7%
• Equity multiple: 2.11×
• Total profit: $31,105
• Equity at exit: $14,910

10-year hold

• IRR: 35.4%
• Equity multiple: 4.79×
• Total profit: $106,223
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $651

Break-even live

Break-even rent $860

Max offer price $100,000

Occupancy floor 56%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Cedar Ridge Blvd Pearl, MS	3.0	2.0	1792	$1,000	$0.56	21d	1	0.18mi
102 Red Oak Cv Pearl, MS	3.0	2.0	1414	$2,031	$1.44	13d	1	0.79mi

Listing history 21 events

1. 2026-06-18
   days on market $100,000 Active 120 DOM
2. 2026-06-17
   days on market $100,000 Active 119 DOM
3. 2026-06-16
   days on market $100,000 Active 118 DOM
4. 2026-06-15
   days on market $100,000 Active 117 DOM
5. 2026-06-14
   days on market $100,000 Active 115 DOM
6. 2026-06-13
   days on market $100,000 Active 114 DOM
7. 2026-06-10
   days on market $100,000 Active 112 DOM
8. 2026-06-09
   days on market $100,000 Active 111 DOM
9. 2026-06-08
   days on market $100,000 Active 110 DOM
10. 2026-06-07
    days on market $100,000 Active 109 DOM
11. 2026-06-03
    days on market $100,000 Active 105 DOM
12. 2026-06-02
    days on market $100,000 Active 104 DOM
13. 2026-06-01
    days on market $100,000 Active 103 DOM
14. 2026-05-31
    days on market $100,000 Active 102 DOM
15. 2026-05-30
    days on market $100,000 Active 101 DOM
16. 2026-05-02
    status Active 73-char remark

    Show marketing remark (73 chars)

    4Br/2 Full Bath Manufactured Home in good condition Ready to move in.

17. 2026-01-03
    historical 73-char remark

    Show marketing remark (73 chars)

    4Br/2 Full Bath Manufactured Home in good condition Ready to move in.

18. 2025-10-22
    listed $100,000 Active 73-char remark

    Show marketing remark (73 chars)

    4Br/2 Full Bath Manufactured Home in good condition Ready to move in.

19. 2009-09-22
    soldstatus 270-char remark

    Show marketing remark (270 chars)

    3/2 with small room off of master that could be office or bedroom. Open/split plan. Fireplace in den. Large kitchen with end-in area. Separate dining room. Garden tub and separate shower in master bath. Privacy fenced yard. Call your agent today for your private showing

20. 2009-05-11
    listed $38,300 270-char remark

    Show marketing remark (270 chars)

    3/2 with small room off of master that could be office or bedroom. Open/split plan. Fireplace in den. Large kitchen with end-in area. Separate dining room. Garden tub and separate shower in master bath. Privacy fenced yard. Call your agent today for your private showing

21. 2004-08-06
    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: $1,356 · $113/mo
• Projected year-2 tax: $1,356 · $113/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 8/10 Severe 7 d/yr ≥108°F today · 21 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: $20,200
• − Mortgage interest: −$5,602
• − Property taxes: −$1,356
• − Insurance: −$500
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$2,909
• Taxable income: $6,601
• Est. tax owed @ 24.0%: −$1,584
• After-tax cash flow: $6,225/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: Rankin County School District
• NCES district ID: 2803830
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $61,867
• Composite: 45.62/100
• National rank: #2587
• State rank: #6 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

• 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

+161.1% since first listed

6 events — show timeline

• 2026-05-02 Relisted — MLSU
• 2026-01-03 Listing Removed — MLSU
• 2025-10-22 Listed $100,000 MLSU
• 2009-09-22 Sold (MLS) — MLSU
• 2009-05-11 Listed $38,300 MLSU
• 2004-08-06 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,356 · +1.9% YoY. Source: county tax records.