1220 Deeb St · Pearl, MS 39208

$104,900

3 bd · 1.0 ba · 916 sqft · SingleFamily public records · 171 Days on market

Built 1978 Fair condition 0.26 ac lot $115/sqft · 32% below area Est $160k · 35% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +2.2/5.0
• 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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 5.9% 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); 515 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $725 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $20k (16%) 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 $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.56% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.53%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

• ARV (median comp): $160,456
• List price: $104,900
• Delta: -34.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1213 Deeb St	0.03mi	3/1.0	960 (+5%)	7mo	$126,500	$132	84
2032 Carolyn Ln	0.96mi	3/1.0	950 (+4%)	3mo	$149,900	$158	56
726 Clearmont Dr	0.91mi	3/1.0	1,080 (+18%)	0mo	$179,000	$166	40
1946 Carolyn Ln	1.06mi	3/1.0	1,036 (+13%)	5mo	$169,900	$164	39
735 S Pearson Rd	1.02mi	3/1.0	1,040 (+14%)	4mo	$179,900	$173	39
741 Sandy Ln	0.82mi	3/1.0	1,080 (+18%)	11mo	$168,000	$156	31
1961 Edwin Ave	1.08mi	3/1.5	1,047 (+14%)	14mo	$189,500	$181	27
1933 Carolyn Ln	1.09mi	3/1.0	1,052 (+15%)	21mo	$174,900	$166	23

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: 22.7%
• Equity multiple: 1.97×
• Total profit: $28,498
• Equity at exit: $15,641

10-year hold

• IRR: 32.7%
• Equity multiple: 4.44×
• Total profit: $101,084
• Equity at exit: $9,070

Cash invested: $29,372 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 6 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $139,000 ($134/sqft)
• Median days on market: 24 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +30.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39208

• Home prices YoY: -20.3%
• Rents YoY: 6.3%
• Active inventory: 515
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$550
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $625

Break-even live

Break-even rent $850

Max offer price $104,900

Occupancy floor 57%

Sensitivity live

Price	-10% $684	-5% $655	+0% $625	+5% $595	+10% $566
Rent	-10% $495	-5% $560	+0% $625	+5% $690	+10% $755
Rate	-1.0pp $678	-0.5pp $652	base $625	+0.5pp $598	+1.0pp $570

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: $26,225
• Closing costs: $3,147
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2647 Highway 468 Pearl, MS	3.0	2.0	1038	$1,600	$1.54	47d	1	0.32mi
742 Clearmont Dr Pearl, MS	3.0	1.0	1077	$1,595	$1.48	0d	1	0.85mi
2033 Carolyn Ln Pearl, MS	3.0	1.0	1030	$1,450	$1.41	10d	1	0.94mi
200 Colony Park Dr Pearl, MS	1.0–2.0	1.0–2.0	1054	$1,653	$1.57	0d	5	1.27mi
711 George Kersh Dr Pearl, MS	2.0	1.0	947	$1,275	$1.35	2d	1	1.49mi

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 waterPublic sewerElectricity available
• Home design: Single family residenceOne level
• Construction: Asbestos construction materialConventional foundationAsphalt shingle roofBuilt (year source: assessor)
• Exterior features: DeckSee remarks for additional exterior featuresFew trees on the lot

Interior

• Kitchen: Electric rangeGas water heater
• Flooring: CarpetTile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas)Central air conditioning
• Interior features: Insulated windowsSee remarks for additional interior details
• Laundry & utility: See remarks for laundry details

Listing history 50 events

1. 2026-11-08
   days on market $104,900 Active 171 DOM
2. 2026-11-07
   days on market $104,900 Active 170 DOM
3. 2026-11-06
   days on market $104,900 Active 169 DOM
4. 2026-11-05
   days on market $104,900 Active 168 DOM
5. 2026-11-04
   pricedays on market $104,900 Active 167 DOM
6. 2026-11-02
   days on market $114,900 Active 165 DOM
7. 2026-11-01
   days on market $114,900 Active 164 DOM
8. 2026-10-31
   days on market $114,900 Active 163 DOM
9. 2026-10-30
   days on market $114,900 Active 162 DOM
10. 2026-10-29
    days on market $114,900 Active 161 DOM
11. 2026-10-28
    days on market $114,900 Active 160 DOM
12. 2026-10-27
    days on market $114,900 Active 159 DOM
13. 2026-10-26
    days on market $114,900 Active 158 DOM
14. 2026-10-26
    days on market $114,900 Active 157 DOM
15. 2026-10-24
    days on market $114,900 Active 156 DOM
16. 2026-10-23
    days on market $114,900 Active 155 DOM
17. 2026-10-22
    days on market $114,900 Active 154 DOM
18. 2026-10-21
    days on market $114,900 Active 153 DOM
19. 2026-10-20
    days on market $114,900 Active 152 DOM
20. 2026-10-19
    days on market $114,900 Active 151 DOM
21. 2026-10-18
    days on market $114,900 Active 150 DOM
22. 2026-10-17
    days on market $114,900 Active 149 DOM
23. 2026-10-16
    days on market $114,900 Active 148 DOM
24. 2026-10-15
    days on market $114,900 Active 147 DOM
25. 2026-10-14
    days on market $114,900 Active 146 DOM
26. 2026-10-13
    days on market $114,900 Active 145 DOM
27. 2026-10-12
    days on market $114,900 Active 144 DOM
28. 2026-10-11
    days on market $114,900 Active 143 DOM
29. 2026-10-10
    days on market $114,900 Active 142 DOM
30. 2026-10-09
    days on market $114,900 Active 141 DOM
31. 2026-10-08
    days on market $114,900 Active 140 DOM
32. 2026-10-07
    days on market $114,900 Active 139 DOM
33. 2026-10-06
    days on market $114,900 Active 138 DOM
34. 2026-10-05
    days on market $114,900 Active 137 DOM
35. 2026-10-04
    days on market $114,900 Active 136 DOM
36. 2026-10-03
    days on market $114,900 Active 135 DOM
37. 2026-10-02
    days on market $114,900 Active 134 DOM
38. 2026-10-01
    days on market $114,900 Active 133 DOM
39. 2026-09-30
    days on market $114,900 Active 132 DOM
40. 2026-09-29
    days on market $114,900 Active 131 DOM
41. 2026-09-28
    days on market $114,900 Active 130 DOM
42. 2026-09-27
    days on market $114,900 Active 129 DOM
43. 2026-09-26
    days on market $114,900 Active 128 DOM
44. 2026-09-25
    days on market $114,900 Active 127 DOM
45. 2026-09-24
    days on market $114,900 Active 126 DOM
46. 2026-09-23
    days on market $114,900 Active 125 DOM
47. 2026-09-22
    days on market $114,900 Active 124 DOM
48. 2026-09-21
    days on market $114,900 Active 123 DOM
49. 2026-09-20
    days on market $114,900 Active 122 DOM
50. 2026-09-19
    days on market $114,900 Active 121 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: $928 · $77/mo
• Projected year-2 tax: $928 · $77/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $19,688
• − Mortgage interest: −$5,876
• − Property taxes: −$928
• − Insurance: −$524
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$3,052
• Taxable income: $6,158
• Est. tax owed @ 24.0%: −$1,478
• After-tax cash flow: $6,022/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $22,900–$41,220 screening

This home requires moderate repairs and updates to its kitchen and bathroom, as well as roof repairs. These improvements would significantly increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Hvac (hvac) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Moderate roof — visible wear

Value-add opportunities

• Both update kitchen cabinets — modernizing kitchen would appeal to both buyers and renters ↑
• Both update bathroom fixtures — modernizing bathroom would appeal to both buyers and renters ↑
• Both repair roof — repairing roof would improve the home's overall appearance and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Pearl Lower Elementary School Middle Pearl Junior High School D- MS #47/179 Nat'l #5,160/14,009 High Pearl High School D MS #28/197 Nat'l #6,282/17,239

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

B Composite livability gradescore 73/100

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 · 164,317 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: 11% of renters

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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%

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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%
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

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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

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 waterPublic sewerElectricity available
• Home design: Single family residenceOne level
• Construction: Asbestos construction materialConventional foundationAsphalt shingle roofBuilt (year source: assessor)
• Exterior features: DeckSee remarks for additional exterior featuresFew trees on the lot

Interior

• Kitchen: Electric rangeGas water heater
• Flooring: CarpetTile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas)Central air conditioning
• Interior features: Insulated windowsSee remarks for additional interior details
• Laundry & utility: See remarks for laundry details

Price history

+499.5% since first listed

5 events — show timeline

• 2026-07-07 Price Changed $119,900 MLSU
• 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.