431 Sarah St · Pearl, MS 39208

$165,000

3 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 4 Days on market

Built 1971 10,454 sqft lot $141/sqft · at area comps Est $175k · 5% 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 +24.9/30.0
• ARV discount +10.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.4/10.0
• 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 431 Sarah Street, a 3-bed, 2-bath home in the heart of Pearl. Clean, move-in ready, and waiting to be called home. Whether you're looking for a place to settle down or a smart addition to your investment portfolio, this property delivers. The low-maintenance layout is as practical as it is appealing, and the backyard - complete with a covered patio perfect for grilling and gathering - offers a true outdoor retreat. A powered shed in the backyard rounds out the package. SOLD AS-IS.

Key facts

• Covered patio
• Powered shed
• Outdoor retreat

Tags

• COVERED PATIO
• POWERED SHED
• LOW MAINTENANCE LAYOUT
• OUTDOOR RETREAT

Property features AI

Finance

• Other: Living area reported as 1,280 (source: public records); Lot size approximately 0.24 acres
• Financial info: Tax information available (not included per instructions)
• HOA & community: No HOA information listed

Exterior

• Parking: 2-space carport
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected; Water connected
• Home design: Single family house; One level
• Construction: Brick and siding construction; Asphalt shingle roof; Slab foundation; Built year reported from public records
• Exterior features: Front and rear porches; Back yard fenced with chain link; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Bedrooms not specified
• Flooring: Carpet; Linoleum; Tile; Wood
• Bathrooms: 1 full bathroom; 2 total bathrooms (1.75 reported total)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Dishwasher; Electric range; Electric water heater; Front porch; Rear porch; Shed(s)
• Laundry & utility: Laundry room with washer and electric dryer hookups

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 $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.9% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 31% 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $46k; list at $165k implies a 255% gain — meaningful room to come down on a strong offer.

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 $165,000

Questions for the listing agent

1. Built in 1971 — 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: 1.04% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (median comp): $174,526
• List price: $165,000
• Delta: -5.46%
• 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
439 Boehle St	0.19mi	3/1.5	1,182 (+1%)	3mo	$195,000	$165	85
2372 Upper Dr	0.46mi	3/1.5	1,242 (+6%)	1mo	$160,000	$129	66
510 Marbury St	0.56mi	3/1.5	1,152 (-2%)	3mo	$119,900	$104	66
407 Boehle St	0.29mi	3/1.0	1,059 (-10%)	6mo	$152,000	$144	65
203 Pearl Dr	0.54mi	4/1.0 (+1)	1,153 (-2%)	3mo	$140,500	$122	65
210 Pine Park Dr	0.22mi	3/1.0	1,329 (+13%)	4mo	$139,900	$105	64
356 Saint Paul St	0.45mi	3/1.0	1,071 (-9%)	4mo	$164,900	$154	61
117 Oak Park Dr	0.35mi	3/2.0	1,305 (+11%)	4mo	$175,000	$134	58
443 Tina Ln	0.65mi	3/2.0	1,134 (-3%)	3mo	$212,500	$187	57
396 Valentour Rd	0.69mi	3/2.0	1,209 (+3%)	5mo	$219,900	$182	55
102 Magnolia Way	0.69mi	3/2.0	1,292 (+10%)	5mo	$180,000	$139	43
2384 Harahan Rd	0.65mi	3/2.0	1,335 (+14%)	2mo	$209,000	$157	41

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,743
• Equity at exit: $24,602

10-year hold

• IRR: 13.4%
• Equity multiple: 2.22×
• Total profit: $56,551
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,716 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$68 /mo · $810/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $354

Break-even live

Break-even rent $1,268

Max offer price $165,000

Occupancy floor 74%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2144 Napoleon Ave Pearl, MS	3.0	2.0	1265	$1,550	$1.23	44d	1	0.52mi
200 Colony Park Dr Pearl, MS	1.0–3.0	1.0–2.0	1152	$1,790	$1.55	14d	18	0.84mi
180 Pemberton Dr Pearl, MS	3.0	2.0	1367	$1,700	$1.24	44d	1	1.16mi

Listing history 3 events

1. 2026-05-06
   status Pending 496-char remark
2. 2026-05-02
   listed $165,000 Active 496-char remark
3. 2007-04-19
   soldstatus $46,500

ⓘ 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: $810 · $68/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$493/yr (+$41/mo · 60.9%)

ⓘ 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: $20,598
• − Mortgage interest: −$9,243
• − Property taxes: −$810
• − Insurance: −$825
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$4,800
• Taxable income: $1,625
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $3,864/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

+254.8% since first listed

4 events — show timeline

• 2026-06-12 Sold (MLS) — MLSU
• 2026-05-06 Pending — MLSU
• 2026-05-02 Listed $165,000 MLSU
• 2007-04-19 Sold (Public Records) $46,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $810 · +0.0% YoY. Source: county tax records.