207 Cunningham Dr · Pearl, MS 39208

$67,900

3 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 81 Days on market

Built 1955 Poor condition 0.25 ac lot Garage $57/sqft · 55% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You have got to see this!!Like brand new! Heartpine wood floors in liv & 3 bedrms;ceramic tile in Kit & baths; carpet in mstr. Latest colors painted in every room!New ext doors; Pella french drs in mstr;new cabinets & black appl's in kit;new bathroom fixtures,cabinets,mirrors in both baths. All new lt fixtures. Fig & plum in huge,fenced bkyd. Nice,Quiet neighborhood! This house is awesome & at the right price!

Key facts

• 0.25 acre lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $945 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.0% vs local median 5.8% 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); 434 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $469 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $78k (54%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $63,826 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.58% ✓
• Cap rate: 22.99%
• Cash-on-cash: 59.65%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

• ARV (median comp): $164,293
• List price: $67,900
• Delta: -58.67%
• 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
396 Valentour Rd	0.09mi	3/2.0	1,209 (+2%)	8mo	$219,900	$182	82
203 Pearl Dr	0.06mi	4/1.0 (+1)	1,153 (-3%)	6mo	$140,500	$122	82
510 Marbury St	0.14mi	3/1.5	1,152 (-3%)	6mo	$119,900	$104	81
439 Boehle St	0.44mi	3/1.5	1,182 (-1%)	6mo	$195,000	$165	71
407 Boehle St	0.31mi	3/1.0	1,059 (-11%)	9mo	$152,000	$144	60
117 Oak Park Dr	0.34mi	3/2.0	1,305 (+10%)	7mo	$175,000	$134	58
210 Pine Park Dr	0.45mi	3/1.0	1,329 (+12%)	8mo	$139,900	$105	53
431 Sarah St	0.59mi	3/2.0	1,280 (+8%)	3mo	$165,000	$129	53
356 Saint Paul St	0.70mi	3/1.0	1,071 (-10%)	7mo	$164,900	$154	45
205 Stewart Cir	0.66mi	3/2.0	1,344 (+13%)	1mo	$209,900	$156	43
416 Gatewood Dr	0.69mi	3/1.0	1,028 (-14%)	5mo	$180,000	$175	41
256 Cloverdale Pl	0.73mi	4/1.5 (+1)	1,365 (+15%)	3mo	$199,000	$146	32

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: 62.0%
• Equity multiple: 3.91×
• Total profit: $55,284
• Equity at exit: $10,124

10-year hold

• IRR: 67.7%
• Equity multiple: 9.02×
• Total profit: $152,438
• Equity at exit: $5,871

Cash invested: $19,012 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 10 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $185,000 ($144/sqft)
• Median days on market: 45 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -4.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39208

• Home prices YoY: -20.3%
• Rents YoY: 6.3%
• Active inventory: 434
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$356
• Tax from tax record: −$55 /mo · $666/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $945

Break-even live

Break-even rent $557

Max offer price $67,900

Occupancy floor 41%

Sensitivity live

Price	-10% $983	-5% $964	+0% $945	+5% $926	+10% $907
Rent	-10% $807	-5% $876	+0% $945	+5% $1,014	+10% $1,084
Rate	-1.0pp $979	-0.5pp $962	base $945	+0.5pp $927	+1.0pp $910

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: $16,975
• Closing costs: $2,037
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Saint Paul St Pearl, MS	3.0	1.0	1054	$1,650	$1.57	5d	1	0.67mi
165 Chotard Ave Pearl, MS	4.0	2.0	1475	$1,925	$1.31	5d	1	1.04mi
2144 Napoleon Ave Pearl, MS	3.0	2.0	1265	$1,550	$1.23	139d	1	1.05mi
180 Pemberton Dr Pearl, MS	3.0	2.0	1367	$1,700	$1.24	139d	1	1.21mi
200 Colony Park Dr Pearl, MS	1.0–3.0	1.0–2.0	1149	$1,780	$1.55	0d	10	1.29mi

Property features AI

Exterior

• Parking: Attached garage (1 car)Carport (1 car)
• Utilities: Public waterPublic sewerSewer and water available
• Home design: Single-family residenceOne level
• Construction: Vinyl constructionSlab foundationBuilt (year per appraiser)
• Exterior features: Shingle roofOther exterior featuresRectangular lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Other appliances (see listing for details)

Listing history 50 events

1. 2026-08-25
   days on market $67,900 Active 81 DOM
2. 2026-08-24
   days on market $67,900 Active 80 DOM
3. 2026-08-23
   days on market $67,900 Active 79 DOM
4. 2026-08-22
   days on market $67,900 Active 78 DOM
5. 2026-08-21
   days on market $67,900 Active 77 DOM
6. 2026-08-20
   days on market $67,900 Active 76 DOM
7. 2026-08-19
   days on market $67,900 Active 75 DOM
8. 2026-08-18
   days on market $67,900 Active 74 DOM
9. 2026-08-17
   days on market $67,900 Active 73 DOM
10. 2026-08-16
    days on market $67,900 Active 72 DOM
11. 2026-08-15
    days on market $67,900 Active 71 DOM
12. 2026-08-15
    days on market $67,900 Active 70 DOM
13. 2026-08-13
    days on market $67,900 Active 69 DOM
14. 2026-08-12
    days on market $67,900 Active 68 DOM
15. 2026-08-12
    price $67,900 Active 67 DOM
16. 2026-08-11
    days on market $74,800 Active 67 DOM
17. 2026-08-10
    days on market $74,800 Active 66 DOM
18. 2026-08-09
    days on market $74,800 Active 65 DOM
19. 2026-08-08
    days on market $74,800 Active 64 DOM
20. 2026-08-07
    days on market $74,800 Active 63 DOM
21. 2026-08-06
    days on market $74,800 Active 62 DOM
22. 2026-08-05
    days on market $74,800 Active 61 DOM
23. 2026-08-04
    days on market $74,800 Active 60 DOM
24. 2026-08-03
    days on market $74,800 Active 59 DOM
25. 2026-07-31
    days on market $74,800 Active 56 DOM
26. 2026-07-29
    days on market $74,800 Active 54 DOM
27. 2026-07-27
    days on market $74,800 Active 52 DOM
28. 2026-07-25
    pricedays on market $74,800 Active 50 DOM
29. 2026-07-24
    days on market $85,500 Active 49 DOM
30. 2026-07-23
    days on market $85,500 Active 48 DOM
31. 2026-07-22
    days on market $85,500 Active 47 DOM
32. 2026-07-21
    days on market $85,500 Active 46 DOM
33. 2026-07-18
    days on market $85,500 Active 43 DOM
34. 2026-07-16
    days on market $85,500 Active 41 DOM
35. 2026-07-16
    days on market $85,500 Active 40 DOM
36. 2026-07-14
    days on market $85,500 Active 39 DOM
37. 2026-07-14
    days on market $85,500 Active 38 DOM
38. 2026-07-12
    days on market $85,500 Active 37 DOM
39. 2026-07-11
    days on market $85,500 Active 36 DOM
40. 2026-07-10
    days on market $85,500 Active 35 DOM
41. 2026-07-09
    pricedays on market $85,500 Active 34 DOM
42. 2026-07-08
    days on market $103,500 Active 33 DOM
43. 2026-07-07
    days on market $103,500 Active 32 DOM
44. 2026-07-06
    days on market $103,500 Active 31 DOM
45. 2026-07-05
    days on market $103,500 Active 30 DOM
46. 2026-07-04
    days on market $103,500 Active 29 DOM
47. 2026-07-03
    days on market $103,500 Active 28 DOM
48. 2026-07-02
    days on market $103,500 Active 27 DOM
49. 2026-07-01
    days on market $103,500 Active 26 DOM
50. 2026-06-30
    days on market $103,500 Active 25 DOM

ⓘ 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: $666 · $55/mo
• Projected year-2 tax: $666 · $55/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 · 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: $21,036
• − Mortgage interest: −$3,803
• − Property taxes: −$666
• − Insurance: −$340
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$1,975
• Taxable income: $10,886
• Est. tax owed @ 24.0%: −$2,613
• After-tax cash flow: $8,728/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab Est. rehab $59,500–$107,100 screening

This home requires extensive repairs and updates, including a new roof, siding, and interior improvements. Significant investment is needed to bring it up to a livable condition.

Components & finishes AI

Roof asphalt shingle · aged

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — Signs of significant wear and potential damage
• Major Windows (windows) — Visible damage and potential leaks
• Major Electrical (electrical) — Older style and visible wear
• Major Exterior (exterior) — Signs of significant wear and potential damage

Repairs flagged

• Major roof — Severe weathering
• Major exterior siding — Significant peeling
• Major interior walls and paint — No photos, but poor exterior suggests poor interior
• Major bathrooms — No photos, but poor exterior suggests poor interior
• Major kitchen — No photos, but poor exterior suggests poor interior
• Major systems — No photos, but poor exterior suggests poor interior

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value ↑
• Resale exterior siding repair — New siding would improve the home's curb appeal and value ↑
• Both interior paint and repairs — Fresh paint and repairs would improve the home's interior and rental appeal ↑
• Both bathroom updates — Modern bathrooms would enhance both resale and rental value ↑
• Both kitchen updates — A new kitchen would significantly boost both resale and rental value ↑
• Both system upgrades — Upgrading systems would improve the home's functionality and value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Pearl Lower Elementary School Middle Pearl Junior High School D- MS #47/179 Nat'l #5,160/14,009 High Pearl High School D MS #28/197 Nat'l #6,282/17,239

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

B Composite livability gradescore 73/100

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 · 164,317 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: 11% of renters

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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%

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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%

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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

Property features AI

Exterior

• Parking: Attached garage (1 car)Carport (1 car)
• Utilities: Public waterPublic sewerSewer and water available
• Home design: Single-family residenceOne level
• Construction: Vinyl constructionSlab foundationBuilt (year per appraiser)
• Exterior features: Shingle roofOther exterior featuresRectangular lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Other appliances (see listing for details)

Price history

+29.5% since first listed

5 events — show timeline

• 2026-06-23 Price Changed $103,500 MLSU
• 2026-06-05 Listed $146,300 MLSU
• 2025-07-28 Sold (Public Records) — Public Records
• 2006-10-31 Sold (MLS) — MLSU
• 2006-09-07 Listed $79,900 MLSU

Property tax history

+4.6%/yr

Latest (2025): $666 · +0.0% YoY. Source: county tax records.