302 Saint Paul St · Pearl, MS 39208

$164,900

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 280 Days on market

Built 1960 9,583 sqft lot $167/sqft · at area comps Est $181k · 9% 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 +24.4/30.0
• ARV discount +11.4/15.0
• DSCR +7.9/10.0
• 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

Move in Ready! Come see this completely remodeled 3 bedroom 1 bath home in the heart of Pearl. New luxury vinyl floors throughout, updated bath, updated kitchen, new paint from head to toe inside and out, brand new A/C & Furnace under warranty, brand new tankless water heater under warranty. This home is truly move is ready. Come check it out today before its gone. It will not last long.

Key facts

• New furnace
• Updated bath
• New a/c

Tags

• REMODELED HOME
• UPDATED BATH
• UPDATED KITCHEN
• NEW LUXURY VINYL FLOORS
• NEW A/C
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% 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: 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; 1 comparable units currently listed for rent nearby; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $145,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

• ARV (median comp): $180,576
• List price: $164,900
• Delta: -8.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2709 Burma Dr	0.21mi	3/1.0	1,014 (+3%)	9mo	$160,000	$158	79
356 Saint Paul St	0.16mi	3/1.0	1,071 (+8%)	4mo	$164,900	$154	76
200 Louisa St	0.39mi	3/1.0	1,022 (+3%)	8mo	$165,500	$162	69
3314 Dawn Dr	0.43mi	3/1.5	1,080 (+9%)	1mo	$175,000	$162	61
179 Chotard Ave	0.49mi	3/1.5	1,032 (+4%)	8mo	$123,480	$120	61
212 Pine Park Dr	0.67mi	3/1.0	964 (-2%)	9mo	$165,000	$171	57
484 Saint Jude St	0.31mi	3/1.0	1,107 (+12%)	11mo	$174,900	$158	56
407 Boehle St	0.57mi	3/1.0	1,059 (+7%)	6mo	$152,000	$144	56
143 Pemberton Dr	0.64mi	3/1.0	1,075 (+9%)	1mo	$150,000	$140	54
3236 E Lisa Dr	0.69mi	3/1.0	1,011 (+2%)	12mo	$174,900	$173	54
117 Pine Park Dr	0.64mi	3/1.0	1,100 (+11%)	8mo	$179,900	$164	45
360 Mary Ann Dr	0.62mi	2/2.0 (-1)	1,112 (+13%)	12mo	$169,000	$152	31

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: 1.01×
• Total profit: $273
• Equity at exit: $24,587

10-year hold

• IRR: 12.7%
• Equity multiple: 2.14×
• Total profit: $52,758
• Equity at exit: $14,258

Cash invested: $46,172 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $334

Break-even live

Break-even rent $1,241

Max offer price $164,900

Occupancy floor 75%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Colony Park Dr Pearl, MS	1.0–3.0	1.0–2.0	1152	$1,790	$1.55	13d	18	1.36mi

Listing history 23 events

1. 2026-06-18
   days on market $164,900 Active 280 DOM
2. 2026-06-17
   days on market $164,900 Active 279 DOM
3. 2026-06-16
   days on market $164,900 Active 278 DOM
4. 2026-06-15
   days on market $164,900 Active 277 DOM
5. 2026-06-14
   days on market $164,900 Active 275 DOM
6. 2026-06-10
   days on market $164,900 Active 272 DOM
7. 2026-06-09
   days on market $164,900 Active 271 DOM
8. 2026-06-08
   days on market $164,900 Active 270 DOM
9. 2026-06-07
   days on market $164,900 Active 269 DOM
10. 2026-06-03
    days on market $164,900 Active 265 DOM
11. 2026-06-02
    days on market $164,900 Active 264 DOM
12. 2026-06-01
    days on market $164,900 Active 263 DOM
13. 2026-05-31
    days on market $164,900 Active 262 DOM
14. 2026-05-30
    days on market $164,900 Active 261 DOM
15. 2026-01-19
    price $164,900 394-char remark

    Show marketing remark (394 chars)

    Move in Ready! Come see this completely remodeled 3 bedroom 1 bath home in the heart of Pearl. New luxury vinyl floors throughout, updated bath, updated kitchen, new paint from head to toe inside and out, brand new A/C & Furnace under warranty, brand new tankless water heater under warranty. This home is truly move is ready. Come check it out today before its gone. It will not last long.

16. 2025-11-08
    price $169,900 394-char remark

    Show marketing remark (394 chars)

    Move in Ready! Come see this completely remodeled 3 bedroom 1 bath home in the heart of Pearl. New luxury vinyl floors throughout, updated bath, updated kitchen, new paint from head to toe inside and out, brand new A/C & Furnace under warranty, brand new tankless water heater under warranty. This home is truly move is ready. Come check it out today before its gone. It will not last long.

17. 2025-11-03
    price $174,900 394-char remark

    Show marketing remark (394 chars)

    Move in Ready! Come see this completely remodeled 3 bedroom 1 bath home in the heart of Pearl. New luxury vinyl floors throughout, updated bath, updated kitchen, new paint from head to toe inside and out, brand new A/C & Furnace under warranty, brand new tankless water heater under warranty. This home is truly move is ready. Come check it out today before its gone. It will not last long.

18. 2025-10-23
    price $179,900 394-char remark

    Show marketing remark (394 chars)

    Move in Ready! Come see this completely remodeled 3 bedroom 1 bath home in the heart of Pearl. New luxury vinyl floors throughout, updated bath, updated kitchen, new paint from head to toe inside and out, brand new A/C & Furnace under warranty, brand new tankless water heater under warranty. This home is truly move is ready. Come check it out today before its gone. It will not last long.

19. 2025-10-06
    price $185,000 394-char remark

    Show marketing remark (394 chars)

    Move in Ready! Come see this completely remodeled 3 bedroom 1 bath home in the heart of Pearl. New luxury vinyl floors throughout, updated bath, updated kitchen, new paint from head to toe inside and out, brand new A/C & Furnace under warranty, brand new tankless water heater under warranty. This home is truly move is ready. Come check it out today before its gone. It will not last long.

20. 2025-09-11
    listed $189,900 Active 394-char remark

    Show marketing remark (394 chars)

    Move in Ready! Come see this completely remodeled 3 bedroom 1 bath home in the heart of Pearl. New luxury vinyl floors throughout, updated bath, updated kitchen, new paint from head to toe inside and out, brand new A/C & Furnace under warranty, brand new tankless water heater under warranty. This home is truly move is ready. Come check it out today before its gone. It will not last long.

21. 2025-04-30
    soldstatus
22. 2003-10-28
    soldstatus 313-char remark

    Show marketing remark (313 chars)

    Reduced!!! Here's the home you've been waiting for! Great starter home with 3 bedrooms and 1 bath. Like-new carpet throughout house, new fixtures and ceramic tile in bathroom. Very large fenced back yard with a storage building and separate fenced area for your pet. This house is ready for you! Call today!!!!!!!

23. 2003-08-17
    listed $65,000 313-char remark

    Show marketing remark (313 chars)

    Reduced!!! Here's the home you've been waiting for! Great starter home with 3 bedrooms and 1 bath. Like-new carpet throughout house, new fixtures and ceramic tile in bathroom. Very large fenced back yard with a storage building and separate fenced area for your pet. This house is ready for you! Call today!!!!!!!

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $1,303 · $109/mo
• Expected delta: +$738/yr (+$62/mo · 130.8%)

ⓘ 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 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: $19,970
• − Mortgage interest: −$9,237
• − Property taxes: −$564
• − Insurance: −$824
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$4,797
• Taxable income: $1,352
• Est. tax owed @ 24.0%: −$325
• After-tax cash flow: $3,686/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

+153.7% since first listed

9 events — show timeline

• 2026-01-19 Price Changed $164,900 MLSU
• 2025-11-08 Price Changed $169,900 MLSU
• 2025-11-03 Price Changed $174,900 MLSU
• 2025-10-23 Price Changed $179,900 MLSU
• 2025-10-06 Price Changed $185,000 MLSU
• 2025-09-11 Listed $189,900 MLSU
• 2025-04-30 Sold (Public Records) — Public Records
• 2003-10-28 Sold (MLS) — MLSU
• 2003-08-17 Listed $65,000 MLSU

Property tax history

+3.1%/yr

Latest (2025): $564 · +0.0% YoY. Source: county tax records.