1220 Deeb St · Pearl, MS 39208

$124,900

3 bd · 1.0 ba · 916 sqft · SingleFamily public records · 28 Days on market

Built 1978 0.26 ac lot Est $121k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +6.0/15.0
• 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

HUD HOME FOR SALE, SOLD AS-IS. FOR MORE INFORMATION CONTACT YOUR LOCAL REALTOR. Taxes listed are per tax assessor's website.

Key facts

• Spacious yard
• 0.26 acre lot
• Built 1978

Tags

• SPACIOUS YARD
• EASY INTERSTATE ACCESS

Property features AI

Finance

• Other: Building area approximately 946 (source: assessor); Lot approximately 0.26 acres
• HOA & community: See remarks for community features

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence; One level
• Construction: Asbestos construction material; Conventional foundation; Asphalt shingle roof; Built (year source: assessor)
• Exterior features: Deck; See remarks for additional exterior features; Few trees on the lot

Interior

• Kitchen: Electric range; Gas water heater
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Insulated windows; See remarks for additional interior details
• Laundry & utility: See remarks for laundry details

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% 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; 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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: moderate flood risk; 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 $123,026 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.88%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $120,912
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1213 Deeb St	0.03mi	3/1.0	960 (+5%)	3mo	$126,500	$132	88
1235 Deeb St	0.06mi	3/1.0	790 (-14%)	22mo	$89,900	$114	56

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: 12.9%
• Equity multiple: 1.53×
• Total profit: $18,656
• Equity at exit: $18,623

10-year hold

• IRR: 24.1%
• Equity multiple: 3.40×
• Total profit: $84,097
• Equity at exit: $10,799

Cash invested: $34,972 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,652 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $521

Break-even live

Break-even rent $993

Max offer price $124,900

Occupancy floor 63%

Sensitivity live

Price	-10% $592	-5% $556	+0% $521	+5% $486	+10% $450
Rent	-10% $390	-5% $456	+0% $521	+5% $586	+10% $651
Rate	-1.0pp $584	-0.5pp $553	base $521	+0.5pp $489	+1.0pp $456

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: $31,225
• Closing costs: $3,747
• 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	14d	18	1.27mi

Listing history 18 events

1. 2026-06-18
   days on market $124,900 Active 28 DOM
2. 2026-06-17
   days on market $124,900 Active 27 DOM
3. 2026-06-16
   days on market $124,900 Active 26 DOM
4. 2026-06-15
   days on market $124,900 Active 25 DOM
5. 2026-06-14
   days on market $124,900 Active 23 DOM
6. 2026-06-10
   days on market $124,900 Active 20 DOM
7. 2026-06-09
   days on market $124,900 Active 19 DOM
8. 2026-06-08
   days on market $124,900 Active 18 DOM
9. 2026-06-07
   days on market $124,900 Active 17 DOM
10. 2026-06-03
    days on market $124,900 Active 13 DOM
11. 2026-06-02
    days on market $124,900 Active 12 DOM
12. 2026-06-01
    days on market $124,900 Active 11 DOM
13. 2026-05-31
    days on market $124,900 Active 10 DOM
14. 2026-05-30
    days on market $124,900 Active 9 DOM
15. 2026-05-21
    listed $124,900 Active
16. 2020-04-08
    soldstatus
17. 2010-01-22
    soldstatus 124-char remark

    Show marketing remark (124 chars)

    HUD HOME FOR SALE, SOLD AS-IS. FOR MORE INFORMATION CONTACT YOUR LOCAL REALTOR. Taxes listed are per tax assessor's website.

18. 2009-10-12
    listed $20,000 124-char remark

    Show marketing remark (124 chars)

    HUD HOME FOR SALE, SOLD AS-IS. FOR MORE INFORMATION CONTACT YOUR LOCAL REALTOR. Taxes listed are per tax assessor's website.

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: +$59/yr (+$5/mo · 6.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% 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: $19,827
• − Mortgage interest: −$6,996
• − Property taxes: −$928
• − Insurance: −$624
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$3,633
• Taxable income: $4,473
• Est. tax owed @ 24.0%: −$1,073
• After-tax cash flow: $5,178/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

+524.5% since first listed

4 events — show timeline

• 2026-05-21 Listed $124,900 MLSU
• 2020-04-08 Sold (Public Records) — Public Records
• 2010-01-22 Sold (MLS) — MLSU
• 2009-10-12 Listed $20,000 MLSU

Property tax history

+5.6%/yr

Latest (2025): $928 · +0.0% YoY. Source: county tax records.