912 Clubhouse Dr · Pearl, MS 39208

$259,600

3 bd · 2.0 ba · 1,577 sqft · SingleFamily public records · 28 Days on market

Built 2011 7,405 sqft lot $165/sqft · 7% below area Est $278k · 7% under $17/mo HOA · 1% of rent

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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 +18.9/30.0
• ARV discount +10.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.2/10.0
• 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

Welcome home to this 3 bedroom, 2 bathroom spacious layout with a large private back yard that backs up to the woods. Perfect set up for a back yard oasis. This home provides parking for two in an enclosed garage, a large kitchen/dining area, spacious living area, and generous size primary bedroom and primary bathroom with a large walk-in closet. There are two guest bedrooms that share a hallway bathroom. One of the guest bedrooms could be used as a work-from-home office space, boasting tall ceilings. Come see this one for yourself. Set up a showing with your favorite Real Estate Agent today!

Key facts

• Spacious living area
• Walk-in closet
• Private back yard

Tags

• PRIVATE BACK YARD
• BACKS UP TO THE WOODS
• LARGE KITCHEN DINING AREA
• SPACIOUS LIVING AREA
• WALK-IN CLOSET
• WORK-FROM-HOME OFFICE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (8.3% below list).
• Recommended offer: $238k (8.3% below list) — sets the bar for 1% rule.
• 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 leasing fast (median 14d 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 44% 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 $2k of loan paydown is wiped out by about $8k 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 28 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $238,048 (8.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.92% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

• ARV (median comp): $278,161
• List price: $259,600
• Delta: -6.67%
• 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
415 Patrick Farms Dr	0.24mi	3/2.0	1,638 (+4%)	6mo	$249,900	$153	77
530 Planters Dr	0.15mi	3/2.0	1,709 (+8%)	4mo	$272,500	$159	76
988 Clubhouse Dr	0.16mi	3/2.0	1,705 (+8%)	4mo	$272,900	$160	75
562 Patrick Farms Dr	0.34mi	3/2.0	1,807 (+15%)	2mo	$307,200	$170	58
425 Patrick Farms	0.27mi	4/2.0 (+1)	1,800 (+14%)	1mo	$279,900	$156	58
518 Westfield Dr	0.43mi	3/2.0	1,780 (+13%)	1mo	$299,775	$168	58
544 Patrick Farms Dr	0.31mi	3/2.0	1,810 (+15%)	4mo	$299,999	$166	57
571 Patrick Farms Dr	0.36mi	3/2.0	1,810 (+15%)	3mo	$299,999	$166	56
563 Patrick Farms Dr	0.36mi	3/2.0	1,810 (+15%)	3mo	$299,999	$166	56
539 Patrick Farms Dr	0.36mi	3/2.5	1,804 (+14%)	2mo	$308,000	$171	56
417 Wildberry Cir	0.58mi	3/2.0	1,405 (-11%)	2mo	$259,900	$185	53
542 Patrick Farms Dr	0.34mi	4/2.0 (+1)	1,810 (+15%)	4mo	$299,999	$166	52

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-16,993
• Equity at exit: $38,707

10-year hold

• IRR: 6.9%
• Equity multiple: 1.59×
• Total profit: $42,977
• Equity at exit: $22,445

Cash invested: $72,688 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,380 medium
• Mortgage (P&I): −$1,361
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$108
• HOA: −$17
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $265

Break-even live

Break-even rent $2,045

Max offer price $259,600

Occupancy floor 84%

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: $64,900
• Closing costs: $7,788
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
548 Patrick Farms Dr Pearl, MS	4.0	2.0	1850	$2,800	$1.51	13d	1	0.35mi
573 Patrick Farms Dr Pearl, MS	3.0	2.0	1910	$2,700	$1.41	13d	1	0.37mi
563 Patrick Farms Dr Pearl, MS	3.0	2.0	1810	$2,387	$1.32	13d	1	0.52mi
571 Patrick Farms Dr Pearl, MS	3.0	2.0	1810	$2,387	$1.32	13d	1	0.58mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 9 events

1. 2026-05-06
   status Pending 599-char remark

   Show marketing remark (599 chars)

   Welcome home to this 3 bedroom, 2 bathroom spacious layout with a large private back yard that backs up to the woods. Perfect set up for a back yard oasis. This home provides parking for two in an enclosed garage, a large kitchen/dining area, spacious living area, and generous size primary bedroom and primary bathroom with a large walk-in closet. There are two guest bedrooms that share a hallway bathroom. One of the guest bedrooms could be used as a work-from-home office space, boasting tall ceilings. Come see this one for yourself. Set up a showing with your favorite Real Estate Agent today!

2. 2026-05-01
   price $259,600 599-char remark

   Show marketing remark (599 chars)

   Welcome home to this 3 bedroom, 2 bathroom spacious layout with a large private back yard that backs up to the woods. Perfect set up for a back yard oasis. This home provides parking for two in an enclosed garage, a large kitchen/dining area, spacious living area, and generous size primary bedroom and primary bathroom with a large walk-in closet. There are two guest bedrooms that share a hallway bathroom. One of the guest bedrooms could be used as a work-from-home office space, boasting tall ceilings. Come see this one for yourself. Set up a showing with your favorite Real Estate Agent today!

3. 2026-04-24
   price $259,700 599-char remark

   Show marketing remark (599 chars)

   Welcome home to this 3 bedroom, 2 bathroom spacious layout with a large private back yard that backs up to the woods. Perfect set up for a back yard oasis. This home provides parking for two in an enclosed garage, a large kitchen/dining area, spacious living area, and generous size primary bedroom and primary bathroom with a large walk-in closet. There are two guest bedrooms that share a hallway bathroom. One of the guest bedrooms could be used as a work-from-home office space, boasting tall ceilings. Come see this one for yourself. Set up a showing with your favorite Real Estate Agent today!

4. 2026-04-17
   price $259,800 599-char remark

   Show marketing remark (599 chars)

   Welcome home to this 3 bedroom, 2 bathroom spacious layout with a large private back yard that backs up to the woods. Perfect set up for a back yard oasis. This home provides parking for two in an enclosed garage, a large kitchen/dining area, spacious living area, and generous size primary bedroom and primary bathroom with a large walk-in closet. There are two guest bedrooms that share a hallway bathroom. One of the guest bedrooms could be used as a work-from-home office space, boasting tall ceilings. Come see this one for yourself. Set up a showing with your favorite Real Estate Agent today!

5. 2026-04-07
   listed $259,900 Active 599-char remark

   Show marketing remark (599 chars)

   Welcome home to this 3 bedroom, 2 bathroom spacious layout with a large private back yard that backs up to the woods. Perfect set up for a back yard oasis. This home provides parking for two in an enclosed garage, a large kitchen/dining area, spacious living area, and generous size primary bedroom and primary bathroom with a large walk-in closet. There are two guest bedrooms that share a hallway bathroom. One of the guest bedrooms could be used as a work-from-home office space, boasting tall ceilings. Come see this one for yourself. Set up a showing with your favorite Real Estate Agent today!

6. 2016-09-26
   soldstatus 956-char remark

   Show marketing remark (956 chars)

   Look at this AWESOME new listing in sought after PATRICK FARMS! This home is situated in the back of the neighborhood. On your way there, the Patrick Farms entrance will take your breath away -rolling hills, water features, club house and pool. This golf course community has the peace you are searching for! 912 Clubhouse Dr. is move-in ready and ONLY 5 years young! Immaculate interior features foyer, large living area with 12' ceilings and gas log fire place. The kitchen is spacious with tons of cabinet storage and a pantry. Master bedroom has a bathroom suite that can fit any lifestyle -double vanities, walk-in shower, deep jetted tub and huge walk-in closet! Guest rooms are a great size and are close to a centralized guest bath. Last but not least, step out back in your PRIVATE, large backyard that backs up to the woods. Enjoy entertaining with a full fence and covered patio area. CALL YOUR FAVORITE REALTOR NOW and request to see this home!

7. 2016-07-30
   listed $169,900 956-char remark

   Show marketing remark (956 chars)

   Look at this AWESOME new listing in sought after PATRICK FARMS! This home is situated in the back of the neighborhood. On your way there, the Patrick Farms entrance will take your breath away -rolling hills, water features, club house and pool. This golf course community has the peace you are searching for! 912 Clubhouse Dr. is move-in ready and ONLY 5 years young! Immaculate interior features foyer, large living area with 12' ceilings and gas log fire place. The kitchen is spacious with tons of cabinet storage and a pantry. Master bedroom has a bathroom suite that can fit any lifestyle -double vanities, walk-in shower, deep jetted tub and huge walk-in closet! Guest rooms are a great size and are close to a centralized guest bath. Last but not least, step out back in your PRIVATE, large backyard that backs up to the woods. Enjoy entertaining with a full fence and covered patio area. CALL YOUR FAVORITE REALTOR NOW and request to see this home!

8. 2011-11-03
   soldstatus
9. 2010-09-24
   listed $161,900

ⓘ 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: $1,548 · $129/mo
• Projected year-2 tax: $2,051 · $171/mo
• Expected delta: +$502/yr (+$42/mo · 32.5%)

ⓘ 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 4/10 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: $28,566
• − Mortgage interest: −$14,542
• − Property taxes: −$1,548
• − Insurance: −$1,298
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − HOA: −$204
• − Depreciation: −$7,552
• Taxable loss: −$1,149
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $3,456/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

+60.3% since first listed

9 events — show timeline

• 2026-05-06 Pending — MLSU
• 2026-05-01 Price Changed $259,600 MLSU
• 2026-04-24 Price Changed $259,700 MLSU
• 2026-04-17 Price Changed $259,800 MLSU
• 2026-04-07 Listed $259,900 MLSU
• 2016-09-26 Sold (MLS) — MLSU
• 2016-07-30 Listed $169,900 MLSU
• 2011-11-03 Sold (MLS) — MLSU
• 2010-09-24 Listed $161,900 MLSU

Property tax history

+3.2%/yr

Latest (2025): $1,548 · +1.8% YoY. Source: county tax records.