3922 Old Brandon Rd · Pearl, MS 39208

$150,000

3 bd · 1.0 ba · 806 sqft · SingleFamily public records · 34 Days on market

Built 1958 0.28 ac lot $186/sqft · 27% above area Est $160k · 6% under

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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).

• Cash flow +24.1/30.0
• ARV discount +10.2/15.0
• DSCR +7.8/10.0
• 1% rule +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 3-bedroom, 1-bathroom home in Pearl offers both comfort and convenience, ideally located just minutes from the Jackson-Medgar Wiley Evers International Airport and nearby grocery stores. With 1,092± square feet of living space, this home provides a functional layout perfect for a first-time buyer, downsizing, or an investment opportunity. The kitchen features extra-large countertops, offering ample space for cooking, entertaining, and everyday use. A screened-in front porch creates a relaxing space to enjoy your morning coffee or unwind in the evenings. Recent updates include a like-new AC unit, a new water heater, and a lifetime metal roof, providing added value and pe

Key facts

• One fig tree
• Storage building
• Herb garden

Tags

• SCREENED-IN FRONT PORCH
• GREENHOUSE
• TWO PEAR TREES
• ONE FIG TREE
• HERB GARDEN
• STORAGE BUILDING

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family house; One story; Lap siding exterior; Conventional foundation; Metal roof
• Construction: Built (year from public records); Lap siding construction; Metal roof; Conventional foundation
• Exterior features: Above-ground private pool; Front screened porch; Garden; Wood fencing in back yard

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Garden; Screened front porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/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 (0.5% below list).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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; 1 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 $4k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✗
• Cap rate: 8.67%
• Cash-on-cash: 8.50%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (median comp): $159,606
• List price: $150,000
• Delta: -6.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4159 Dearing St	0.28mi	3/1.0	878 (+9%)	2mo	$125,000	$142	71
4131 Nancy St	0.22mi	3/1.0	892 (+11%)	2mo	$125,000	$140	71
4141 Shelton St	0.25mi	3/1.0	899 (+12%)	9mo	$146,000	$162	62
4137 Shelton St	0.27mi	3/1.0	910 (+13%)	12mo	$94,900	$104	56
4171 Nancy St	0.32mi	3/1.0	913 (+13%)	18mo	$135,000	$148	48
110 Harle Cir	0.68mi	2/2.0 (-1)	889 (+10%)	14mo	$155,000	$174	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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-253
• Equity at exit: $22,365

10-year hold

• IRR: 12.4%
• Equity multiple: 2.11×
• Total profit: $46,663
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $297

Break-even live

Break-even rent $1,116

Max offer price $150,000

Occupancy floor 75%

Sensitivity live

Price	-10% $382	-5% $340	+0% $297	+5% $255	+10% $212
Rent	-10% $179	-5% $238	+0% $297	+5% $356	+10% $415
Rate	-1.0pp $373	-0.5pp $336	base $297	+0.5pp $259	+1.0pp $219

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3569 Old Brandon Rd Pearl, MS	2.0	1.0	800	$1,135	$1.42	44d	1	0.48mi

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 34 DOM
2. 2026-06-17
   days on market $150,000 Active 33 DOM
3. 2026-06-16
   days on market $150,000 Active 32 DOM
4. 2026-06-15
   days on market $150,000 Active 31 DOM
5. 2026-06-14
   days on market $150,000 Active 29 DOM
6. 2026-06-10
   days on market $150,000 Active 26 DOM
7. 2026-06-09
   days on market $150,000 Active 25 DOM
8. 2026-06-08
   days on market $150,000 Active 24 DOM
9. 2026-06-07
   days on market $150,000 Active 23 DOM
10. 2026-06-03
    days on market $150,000 Active 19 DOM
11. 2026-06-02
    days on market $150,000 Active 18 DOM
12. 2026-06-01
    days on market $150,000 Active 17 DOM
13. 2026-05-31
    days on market $150,000 Active 16 DOM
14. 2026-05-30
    days on market $150,000 Active 15 DOM
15. 2026-05-15
    listed $150,000 Active 1003-char remark

ⓘ 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: $394 · $33/mo
• Projected year-2 tax: $1,185 · $99/mo
• Expected delta: +$791/yr (+$66/mo · 201.1%)

ⓘ 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: $17,914
• − Mortgage interest: −$8,402
• − Property taxes: −$394
• − Insurance: −$750
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$4,364
• Taxable income: $1,138
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $3,296/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 event — show timeline

• 2026-05-15 Listed $150,000 MLSU

Property tax history

-0.6%/yr

Latest (2017): $394 · -3.5% YoY. Source: county tax records.