220 White Oak Pl · Pearl, MS 39208

$242,300

3 bd · 2.0 ba · 1,410 sqft · SingleFamily public records · 31 Days on market

Built 2004 0.27 ac lot Est $244k · at est. $17/mo HOA · 1% of rent

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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 +12.9/30.0
• ARV discount +7.8/15.0
• Schools +4.6/10.0
• Rent growth +4.1/5.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this adorable corner lot located in the Live Oaks neighborhood in Pearl. This cozy three bedroom split plan has a gas fireplace in the family room, a spacious master bathroom with double vanities, walk in closets, and lots more! With an open kitchen and breakfast area, cooking and entertaining will be so enjoyable! This home has been well loved and is awaiting its new owners! Call your favorite REALTOR today and schedule an appointment to see this one!

Key facts

• Generous cabinetry
• Split floor plan
• Primary suite

Tags

• SPLIT FLOOR PLAN
• PRIMARY SUITE
• SPACIOUS CLOSET
• EN SUITE BATH
• GENEROUS CABINETRY
• NEW ROOF

Property features AI

Finance

• HOA & community: Community association with $200 annual fee

Exterior

• Parking: 2-car garage with side-facing garage; 2 total parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer available; Water connected
• Home design: Single family residence (house); One level; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built per public records
• Exterior features: Private yard; Corner lot; Front yard

Interior

• Kitchen: Dishwasher; Electric cooktop; Exhaust fan
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Gas cooling
• Interior features: Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $-18 ($-218/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (23.9% below list).
• Recommended offer: $184k (23.9% below list) — sets the bar for 1% rule.

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-.
• 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.
• Zoned schools: Rouse Elementary (797 students, 100% FRL); Brandon Middle School (math 67% / reading 49%, grade B, #11 of 179 statewide, top 6%, 1,193 students, 100% FRL); Brandon High School (math 47% / reading 49%, grade D, #27 of 197 statewide, top 13%, 1,648 students, 100% FRL) — zoned schools average 100% FRL vs 35% district-wide (65 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.3%/yr); 277 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 34% 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 $2k of loan paydown is wiped out by about $7k 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 31 days — a 3% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $184,405 (23.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.76% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $243,930
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 White Oak Pl	0.00mi	3/2.0	1,410 (0%)	1mo	$242,300	$172	99
336 Willow Run	0.02mi	3/2.0	1,343 (-5%)	0mo	$219,900	$164	91
577 Oak Ridge Way	0.13mi	3/2.0	1,350 (-4%)	2mo	$240,000	$178	85
217 White Oak Pl	0.04mi	3/2.0	1,312 (-7%)	5mo	$232,000	$177	83
1108 Spanish Oak Dr	0.20mi	3/2.0	1,356 (-4%)	2mo	$235,000	$173	82
106 Ash Ridge Pl	0.27mi	3/2.0	1,386 (-2%)	3mo	$249,900	$180	82
628 Oak Ridge Way	0.30mi	3/2.0	1,364 (-3%)	3mo	$249,900	$183	78
119 Beechwood Cir	0.38mi	3/2.0	1,373 (-3%)	6mo	$229,900	$167	73
104 Oak Grove Ct	0.35mi	3/2.5	1,513 (+7%)	2mo	$248,000	$164	68
316 London Way	0.44mi	3/2.0	1,503 (+7%)	4mo	$260,000	$173	66
154 Beechwood Cir	0.49mi	3/2.0	1,558 (+10%)	5mo	$259,900	$167	55
102 Woodridge Dr	0.60mi	3/2.0	1,561 (+11%)	3mo	$270,000	$173	52

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: -13.6%
• Equity multiple: 0.50×
• Total profit: $-34,109
• Equity at exit: $36,128

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-3,424
• Equity at exit: $20,950

Cash invested: $67,844 (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: 277
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,844 medium
• Mortgage (P&I): −$1,271
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$101
• HOA: −$17
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-18

Break-even live

Break-even rent $1,867

Max offer price $239,096

Occupancy floor 96%

Sensitivity live

Price	-10% $119	-5% $50	+0% $-18	+5% $-87	+10% $-155
Rent	-10% $-164	-5% $-91	+0% $-18	+5% $55	+10% $128
Rate	-1.0pp $104	-0.5pp $43	base $-18	+0.5pp $-81	+1.0pp $-145

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: $60,575
• Closing costs: $7,269
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Red Oak Cv Pearl, MS	3.0	2.0	1414	$2,031	$1.44	15d	1	0.24mi
103 Cedar Ridge Blvd Pearl, MS	3.0	2.0	1792	$1,000	$0.56	23d	1	0.77mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: gas

Listing history 15 events

1. 2026-05-01
   status Pending
2. 2026-04-28
   historical Active Under Contract
3. 2026-03-31
   listed $242,300 Active
4. 2025-10-20
   historical
5. 2025-09-26
   listed $242,300 Active
6. 2023-05-15
   soldstatus Closed 472-char remark

   Show marketing remark (472 chars)

   Welcome home to this adorable corner lot located in the Live Oaks neighborhood in Pearl. This cozy three bedroom split plan has a gas fireplace in the family room, a spacious master bathroom with double vanities, walk in closets, and lots more! With an open kitchen and breakfast area, cooking and entertaining will be so enjoyable! This home has been well loved and is awaiting its new owners! Call your favorite REALTOR today and schedule an appointment to see this one!

7. 2023-05-15
   soldstatus

   Show marketing remark (472 chars)

   Welcome home to this adorable corner lot located in the Live Oaks neighborhood in Pearl. This cozy three bedroom split plan has a gas fireplace in the family room, a spacious master bathroom with double vanities, walk in closets, and lots more! With an open kitchen and breakfast area, cooking and entertaining will be so enjoyable! This home has been well loved and is awaiting its new owners! Call your favorite REALTOR today and schedule an appointment to see this one!

8. 2023-04-25
   status Pending 472-char remark

   Show marketing remark (472 chars)

   Welcome home to this adorable corner lot located in the Live Oaks neighborhood in Pearl. This cozy three bedroom split plan has a gas fireplace in the family room, a spacious master bathroom with double vanities, walk in closets, and lots more! With an open kitchen and breakfast area, cooking and entertaining will be so enjoyable! This home has been well loved and is awaiting its new owners! Call your favorite REALTOR today and schedule an appointment to see this one!

9. 2023-04-24
   listed $214,000 Active 472-char remark

   Show marketing remark (472 chars)

   Welcome home to this adorable corner lot located in the Live Oaks neighborhood in Pearl. This cozy three bedroom split plan has a gas fireplace in the family room, a spacious master bathroom with double vanities, walk in closets, and lots more! With an open kitchen and breakfast area, cooking and entertaining will be so enjoyable! This home has been well loved and is awaiting its new owners! Call your favorite REALTOR today and schedule an appointment to see this one!

10. 2021-01-25
    soldstatus
11. 2021-01-22
    soldstatus
12. 2020-11-18
    listed $175,000
13. 2004-05-14
    soldstatus
14. 2004-05-14
    soldstatus
15. 2003-11-30
    listed $122,500

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,914 · $160/mo
• Expected delta: +$878/yr (+$73/mo · 84.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $22,129
• − Mortgage interest: −$13,573
• − Property taxes: −$1,036
• − Insurance: −$1,212
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − HOA: −$204
• − Depreciation: −$7,049
• Taxable loss: −$4,485
• Est. tax savings @ 24.0%: +$1,076
• After-tax cash flow: $859/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

+97.8% since first listed

15 events — show timeline

• 2026-05-01 Pending — MLSU
• 2026-04-28 Contingent — MLSU
• 2026-03-31 Listed $242,300 MLSU
• 2025-10-20 Listing Removed — MLSU
• 2025-09-26 Listed $242,300 MLSU
• 2023-05-15 Sold (Public Records) — Public Records
• 2023-05-15 Sold (MLS) — MLSU
• 2023-04-25 Pending — MLSU
• 2023-04-24 Listed $214,000 MLSU
• 2021-01-25 Sold (Public Records) — Public Records
• 2021-01-22 Sold (MLS) — MLSU
• 2020-11-18 Listed $175,000 MLSU
• 2004-05-14 Sold (Public Records) — Public Records
• 2004-05-14 Sold (MLS) — MLSU
• 2003-11-30 Listed $122,500 MLSU

Property tax history

+2.3%/yr

Latest (2025): $1,036 · +2.4% YoY. Source: county tax records.