208 W Lisa Dr · Pearl, MS 39208

$175,000

3 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 40 Days on market

Built 1963 0.29 ac lot $136/sqft · 15% below area Est $207k · 15% 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 +21.3/30.0
• ARV discount +14.4/15.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• 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 MLS

This 3/2 has loads of potential & you can make it your own! Lots of renovations are complete - new flooring, new paint, new appliances. Still others are left for your own customization. Don't miss out. Call your favorite realtor today!

Key facts

• New flooring
• New paint
• New appliances

Tags

• NEW FLOORING
• NEW PAINT
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 33% 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 $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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $83k; list at $175k implies a 111% gain — meaningful room to come down on a strong offer.

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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1963 — 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: 1.01% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (median comp): $206,544
• List price: $175,000
• Delta: -15.27%
• 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
3420 Lanell Ln	0.16mi	3/2.0	1,276 (-1%)	6mo	$199,900	$157	82
119 Hill Cir	0.29mi	3/2.0	1,291 (+0%)	1mo	$205,000	$159	80
3217 E Lisa Dr	0.21mi	3/1.5	1,255 (-2%)	7mo	$166,900	$133	79
118 Hill Cir	0.29mi	3/2.0	1,216 (-5%)	2mo	$179,900	$148	72
503 Bruin Ave	0.27mi	3/2.0	1,400 (+9%)	1mo	$214,999	$154	67
524 Sardis St	0.43mi	3/2.0	1,206 (-6%)	3mo	$212,000	$176	63
180 Pemberton Dr	0.46mi	3/2.0	1,367 (+6%)	3mo	$145,000	$106	61
517 Cindy Ln	0.23mi	3/2.0	1,463 (+14%)	2mo	$209,900	$143	60
3443 Beaumont Dr	0.37mi	3/2.0	1,437 (+12%)	1mo	$120,000	$84	58
3521 Beaumont Dr	0.35mi	3/2.0	1,476 (+15%)	6mo	$189,900	$129	50
230 Jeffries Dr	0.43mi	4/2.0 (+1)	1,452 (+13%)	1mo	$115,000	$79	49
464 Robert Michael Dr	0.50mi	3/2.0	1,454 (+13%)	2mo	$239,999	$165	48

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-5,990
• Equity at exit: $26,093

10-year hold

• IRR: 9.8%
• Equity multiple: 1.87×
• Total profit: $42,698
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$918
• Tax from tax record: −$156 /mo · $1,871/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $255

Break-even live

Break-even rent $1,451

Max offer price $175,000

Occupancy floor 81%

Sensitivity live

Price	-10% $354	-5% $304	+0% $255	+5% $205	+10% $156
Rent	-10% $115	-5% $185	+0% $255	+5% $325	+10% $395
Rate	-1.0pp $343	-0.5pp $299	base $255	+0.5pp $209	+1.0pp $163

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 W Lisa Dr Pearl, MS	3.0	1.5	1512	$1,706	$1.13	15d	1	0.13mi
523 Sardis St Pearl, MS	4.0	2.0	1720	$1,900	$1.10	45d	1	0.44mi
180 Pemberton Dr Pearl, MS	3.0	2.0	1367	$1,700	$1.24	45d	1	0.49mi
2144 Napoleon Ave Pearl, MS	3.0	2.0	1265	$1,550	$1.23	45d	1	1.30mi
3626 Wilcox Dr Pearl, MS	3.0	2.0	1728	$2,000	$1.16	15d	1	1.45mi

Listing history 24 events

1. 2026-06-18
   days on market $175,000 Active 40 DOM
2. 2026-06-17
   days on market $175,000 Active 39 DOM
3. 2026-06-16
   days on market $175,000 Active 38 DOM
4. 2026-06-15
   days on market $175,000 Active 37 DOM
5. 2026-06-14
   days on market $175,000 Active 35 DOM
6. 2026-06-10
   days on market $175,000 Active 32 DOM
7. 2026-06-09
   days on market $175,000 Active 31 DOM
8. 2026-06-08
   days on market $175,000 Active 30 DOM
9. 2026-06-07
   days on market $175,000 Active 29 DOM
10. 2026-06-03
    days on market $175,000 Active 25 DOM
11. 2026-06-02
    days on market $175,000 Active 24 DOM
12. 2026-06-01
    days on market $175,000 Active 23 DOM
13. 2026-05-31
    days on market $175,000 Active 22 DOM
14. 2026-05-30
    days on market $175,000 Active 21 DOM
15. 2026-05-12
    status Active 239-char remark

    Show marketing remark (239 chars)

    This 3/2 has loads of potential & you can make it your own! Lots of renovations are complete - new flooring, new paint, new appliances. Still others are left for your own customization. Don't miss out. Call your favorite realtor today!

16. 2026-04-13
    status Pending 239-char remark

    Show marketing remark (239 chars)

    This 3/2 has loads of potential & you can make it your own! Lots of renovations are complete - new flooring, new paint, new appliances. Still others are left for your own customization. Don't miss out. Call your favorite realtor today!

17. 2026-04-10
    listed $175,000 Active 239-char remark

    Show marketing remark (239 chars)

    This 3/2 has loads of potential & you can make it your own! Lots of renovations are complete - new flooring, new paint, new appliances. Still others are left for your own customization. Don't miss out. Call your favorite realtor today!

18. 2025-12-05
    soldstatus
19. 2025-10-24
    soldstatus $82,950
20. 2025-10-23
    soldstatus Closed 309-char remark

    Show marketing remark (309 chars)

    This single-family home offers a spacious layout with great potential for customization. Located in a well-established neighborhood, it provides convenient access to local schools, shopping, and dining. With some updates and repairs, this property could become a wonderful residence or investment opportunity.

21. 2025-09-23
    status Pending 309-char remark

    Show marketing remark (309 chars)

    This single-family home offers a spacious layout with great potential for customization. Located in a well-established neighborhood, it provides convenient access to local schools, shopping, and dining. With some updates and repairs, this property could become a wonderful residence or investment opportunity.

22. 2025-09-10
    price $90,000 309-char remark

    Show marketing remark (309 chars)

    This single-family home offers a spacious layout with great potential for customization. Located in a well-established neighborhood, it provides convenient access to local schools, shopping, and dining. With some updates and repairs, this property could become a wonderful residence or investment opportunity.

23. 2025-08-08
    price $135,000 309-char remark

    Show marketing remark (309 chars)

    This single-family home offers a spacious layout with great potential for customization. Located in a well-established neighborhood, it provides convenient access to local schools, shopping, and dining. With some updates and repairs, this property could become a wonderful residence or investment opportunity.

24. 2025-06-26
    listed $150,000 Active 309-char remark

    Show marketing remark (309 chars)

    This single-family home offers a spacious layout with great potential for customization. Located in a well-established neighborhood, it provides convenient access to local schools, shopping, and dining. With some updates and repairs, this property could become a wonderful residence or investment opportunity.

ⓘ 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: $1,871 · $156/mo
• Projected year-2 tax: $1,871 · $156/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 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: $21,285
• − Mortgage interest: −$9,803
• − Property taxes: −$1,871
• − Insurance: −$875
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$5,091
• Taxable income: $239
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $2,999/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

+16.7% since first listed

10 events — show timeline

• 2026-05-12 Relisted — MLSU
• 2026-04-13 Pending — MLSU
• 2026-04-10 Listed $175,000 MLSU
• 2025-12-05 Sold (Public Records) — Public Records
• 2025-10-24 Sold (Public Records) $82,950 Public Records
• 2025-10-23 Sold (MLS) — MLSU
• 2025-09-23 Pending — MLSU
• 2025-09-10 Price Changed $90,000 MLSU
• 2025-08-08 Price Changed $135,000 MLSU
• 2025-06-26 Listed $150,000 MLSU

Property tax history

+17.4%/yr

Latest (2025): $1,871 · +0.0% YoY. Source: county tax records.