3537 E Harle St · Pearl, MS 39208

$186,400

3 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 290 Days on market

Built 1967 0.33 ac lot $148/sqft · 9% above area Est $196k · at est.

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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 +18.8/30.0
• ARV discount +9.7/15.0
• DSCR +5.9/10.0
• 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 MLS

Cozy living with spacious open floor plan. 3 bedrooms 2 full baths with beautiful flooring throughout. Kitchen has plenty of cabinetry, bar area, and french doors that leads to a wide covered patio great for entertaining guest. Spacious backyard. Oversized workshop great for projects and lawn mower parking. Plenty for storage. This has so many great features. Contact your favorite agent today for a private tour!

Key facts

• Open floor plan
• Spacious backyard
• Plenty of cabinetry

Tags

• OPEN FLOOR PLAN
• PLENTY OF CABINETRY
• WIDE COVERED PATIO
• OVERSIZED WORKSHOP
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $186k).
• Recommended offer: $164k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 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 $1k of loan paydown is wiped out by about $6k 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 290 days — a 12% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 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 1967 — 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: 1.00% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $195,808
• List price: $186,400
• Delta: -4.80%
• 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
3443 Marguerite Dr	0.37mi	3/1.0	1,244 (-1%)	1mo	$185,000	$149	80
237 Trojan Dr	0.26mi	3/1.5	1,316 (+5%)	2mo	$115,000	$87	76
282 Belaire Dr	0.17mi	3/2.0	1,372 (+9%)	4mo	$207,000	$151	70
3340 Harle St	0.39mi	3/1.5	1,188 (-5%)	3mo	$186,000	$157	68
126 Harle Cir	0.12mi	2/2.0 (-1)	1,149 (-8%)	6mo	$184,400	$160	66
3257 Harle St	0.56mi	3/1.0	1,288 (+2%)	6mo	$162,000	$126	64
512 Flynn Ct	0.26mi	3/2.0	1,117 (-11%)	2mo	$195,000	$175	64
257 Ann Dr	0.44mi	4/2.0 (+1)	1,277 (+2%)	5mo	$85,000	$67	64
525 Oak Park Cir	0.41mi	3/2.0	1,352 (+8%)	8mo	$239,900	$177	58
217 Ann Dr	0.50mi	3/1.0	1,100 (-12%)	1mo	$169,000	$154	55
3454 Janet St	0.59mi	3/1.0	1,125 (-10%)	1mo	$172,500	$153	54
3251 Harle St	0.59mi	3/1.0	1,123 (-11%)	9mo	$165,000	$147	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: -5.9%
• Equity multiple: 0.77×
• Total profit: $-11,818
• Equity at exit: $27,793

10-year hold

• IRR: 7.4%
• Equity multiple: 1.64×
• Total profit: $33,610
• Equity at exit: $16,116

Cash invested: $52,192 (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: $1,867 medium
• Mortgage (P&I): −$978
• Tax est. 1.5%: −$233 /mo · $2,796/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $186

Break-even live

Break-even rent $1,631

Max offer price $186,400

Occupancy floor 85%

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: $46,600
• Closing costs: $5,592
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3626 Wilcox Dr Pearl, MS	3.0	2.0	1728	$2,000	$1.16	13d	1	0.44mi
180 Pemberton Dr Pearl, MS	3.0	2.0	1367	$1,700	$1.24	43d	1	1.14mi
523 Sardis St Pearl, MS	4.0	2.0	1720	$1,900	$1.10	43d	1	1.28mi
142 W Lisa Dr Pearl, MS	3.0	1.5	1512	$1,706	$1.13	13d	1	1.47mi

Listing history 14 events

1. 2026-05-20
   status Pending 418-char remark

   Show marketing remark (418 chars)

   Cozy living with spacious open floor plan. 3 bedrooms 2 full baths with beautiful flooring throughout. Kitchen has plenty of cabinetry, bar area, and french doors that leads to a wide covered patio great for entertaining guest. Spacious backyard. Oversized workshop great for projects and lawn mower parking. Plenty for storage. This has so many great features. Contact your favorite agent today for a private tour!

2. 2026-04-30
   price $186,400 418-char remark

   Show marketing remark (418 chars)

   Cozy living with spacious open floor plan. 3 bedrooms 2 full baths with beautiful flooring throughout. Kitchen has plenty of cabinetry, bar area, and french doors that leads to a wide covered patio great for entertaining guest. Spacious backyard. Oversized workshop great for projects and lawn mower parking. Plenty for storage. This has so many great features. Contact your favorite agent today for a private tour!

3. 2026-03-16
   price $189,700 418-char remark

   Show marketing remark (418 chars)

   Cozy living with spacious open floor plan. 3 bedrooms 2 full baths with beautiful flooring throughout. Kitchen has plenty of cabinetry, bar area, and french doors that leads to a wide covered patio great for entertaining guest. Spacious backyard. Oversized workshop great for projects and lawn mower parking. Plenty for storage. This has so many great features. Contact your favorite agent today for a private tour!

4. 2025-08-02
   listed $194,700 Active 418-char remark

   Show marketing remark (418 chars)

   Cozy living with spacious open floor plan. 3 bedrooms 2 full baths with beautiful flooring throughout. Kitchen has plenty of cabinetry, bar area, and french doors that leads to a wide covered patio great for entertaining guest. Spacious backyard. Oversized workshop great for projects and lawn mower parking. Plenty for storage. This has so many great features. Contact your favorite agent today for a private tour!

5. 2024-09-18
   soldstatus
6. 2024-09-17
   soldstatus Closed 292-char remark

   Show marketing remark (292 chars)

   Fixer upper in Pearl walking distance to Northside Elementary school. Nice stainless steel appliances. You can have fabulous parties on the 390 Sq ft covered back porch. There is also a large workshop with electricity that is 486 sq ft. Call your agent today to see this property. Sold as-is.

7. 2024-08-18
   status Pending 292-char remark

   Show marketing remark (292 chars)

   Fixer upper in Pearl walking distance to Northside Elementary school. Nice stainless steel appliances. You can have fabulous parties on the 390 Sq ft covered back porch. There is also a large workshop with electricity that is 486 sq ft. Call your agent today to see this property. Sold as-is.

8. 2024-08-13
   listed $160,000 Active 292-char remark

   Show marketing remark (292 chars)

   Fixer upper in Pearl walking distance to Northside Elementary school. Nice stainless steel appliances. You can have fabulous parties on the 390 Sq ft covered back porch. There is also a large workshop with electricity that is 486 sq ft. Call your agent today to see this property. Sold as-is.

9. 2018-02-28
   soldstatus
10. 2017-10-20
    listed $126,400
11. 2012-06-22
    soldstatus
12. 2011-09-22
    listed $108,000
13. 2005-06-30
    soldstatus
14. 2005-03-10
    listed $115,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $22,399
• − Mortgage interest: −$10,441
• − Property taxes: −$2,796
• − Insurance: −$932
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$5,423
• Taxable loss: −$776
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $2,424/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

+62.1% since first listed

14 events — show timeline

• 2026-05-20 Pending — MLSU
• 2026-04-30 Price Changed $186,400 MLSU
• 2026-03-16 Price Changed $189,700 MLSU
• 2025-08-02 Listed $194,700 MLSU
• 2024-09-18 Sold (Public Records) — Public Records
• 2024-09-17 Sold (MLS) — MLSU
• 2024-08-18 Pending — MLSU
• 2024-08-13 Listed $160,000 MLSU
• 2018-02-28 Sold (MLS) — MLSU
• 2017-10-20 Listed $126,400 MLSU
• 2012-06-22 Sold (MLS) — MLSU
• 2011-09-22 Listed $108,000 MLSU
• 2005-06-30 Sold (MLS) — MLSU
• 2005-03-10 Listed $115,000 MLSU

Property tax history

-25.7%/yr

Latest (2025): $231 · -87.4% YoY. Source: county tax records.