736 Heartwood Dr · Pearl, MS 39208

$159,900

3 bd · 1.0 ba · 1,022 sqft · SingleFamily public records · 3 Days on market

Built 1987 6,098 sqft lot Est $164k · 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 +23.6/30.0
• ARV discount +8.5/15.0
• DSCR +7.6/10.0
• 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

Welcome to your new home! Lovely 3 bedroom 1.5 bathroom located in the heart of Pearl. Fenced backyard, covered patio and a shed too. Convenient to shopping, schools and a park as well. Call your favorite realtor to schedule a showing of this house.

Key facts

• Covered patio
• Convenient to park
• Fenced backyard

Tags

• FENCED BACKYARD
• COVERED PATIO
• CONVENIENT TO SHOPPING
• CONVENIENT TO SCHOOLS
• CONVENIENT TO PARK

Property features AI

Finance

• HOA & community: Park nearby

Exterior

• Parking: Carport (1 space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Fiber to the house
• Home design: Single family residence; House; One story; Owner-provided living area; Owner-provided year built
• Construction: Masonite construction; Slab foundation; Asphalt shingle roof
• Exterior features: Patio; Back yard fencing (chain link); Shed(s)

Interior

• Kitchen: Electric cooktop
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Storage; Aluminum window frames; Exhaust fan; Electric water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.6% 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: 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); 265 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).

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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 25y 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 $159,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $163,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Flynn Ct	0.08mi	3/2.0	1,117 (+9%)	2mo	$195,000	$175	75
3433 Mahaffey Dr	0.38mi	3/1.0	950 (-7%)	1mo	$154,000	$162	70
3451 Mahaffey Dr	0.37mi	3/2.5	1,024 (+0%)	11mo	$149,000	$146	67
217 Ann Dr	0.53mi	3/1.0	1,100 (+8%)	1mo	$169,000	$154	62
3237 Eastland Dr	0.65mi	3/1.0	1,022 (0%)	11mo	$175,000	$171	61
118 Shadow Lodge Cir	0.33mi	2/2.0 (-1)	1,085 (+6%)	14mo	$185,900	$171	54
3305 Patterson Dr	0.45mi	2/1.0 (-1)	1,100 (+8%)	10mo	$160,000	$145	53
3454 Janet St	0.63mi	3/1.0	1,125 (+10%)	1mo	$172,500	$153	53
126 Harle Cir	0.27mi	2/2.0 (-1)	1,149 (+12%)	6mo	$184,400	$160	52
3251 Harle St	0.52mi	3/1.0	1,123 (+10%)	9mo	$165,000	$147	52
259 Marilyn Dr	0.59mi	3/1.0	1,108 (+8%)	13mo	$145,000	$131	48
110 Harle Cir	0.25mi	2/2.0 (-1)	889 (-13%)	14mo	$155,000	$174	46

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,202
• Equity at exit: $23,842

10-year hold

• IRR: 11.9%
• Equity multiple: 2.07×
• Total profit: $47,869
• Equity at exit: $13,825

Cash invested: $44,772 (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: $1,601 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $302

Break-even live

Break-even rent $1,219

Max offer price $159,900

Occupancy floor 76%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3569 Old Brandon Rd Pearl, MS	2.0	1.0	800	$1,135	$1.42	43d	1	0.69mi
180 Pemberton Dr Pearl, MS	3.0	2.0	1367	$1,700	$1.24	43d	1	1.14mi

Listing history 3 events

1. 2026-06-15
   statusdays on market $159,900 Pending 3 DOM
2. 2026-06-14
   remarks 250-char remark
3. 2026-06-14
   listed $159,900 Active 2 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: $691 · $58/mo
• Projected year-2 tax: $1,263 · $105/mo
• Expected delta: +$572/yr (+$48/mo · 82.8%)

ⓘ 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 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: $19,206
• − Mortgage interest: −$8,957
• − Property taxes: −$691
• − Insurance: −$800
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$4,652
• Taxable income: $1,034
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $3,372/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

+119.3% since first listed

17 events — show timeline

• 2026-06-11 Listed $159,900 MLSU
• 2021-10-20 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-02-04 Sold (Public Records) — Public Records
• 2021-01-29 Sold (MLS) — MLSU
• 2020-12-10 Listed $134,900 MLSU
• 2016-02-20 Listed $99,900 MLSU
• 2016-02-20 Listing Removed — MLSU
• 2015-01-13 Listed $99,900 MLSU
• 2013-12-05 Listed $109,999 MLSU
• 2011-02-02 Listed $104,500 MLSU
• 2009-02-24 Listed $109,500 MLSU
• 2007-03-13 Sold (Public Records) — Public Records
• 2001-08-30 Sold (MLS) — MLSU
• 2001-04-10 Listed $72,900 MLSU

Property tax history

+1.6%/yr

Latest (2025): $691 · +0.0% YoY. Source: county tax records.