550 Patrick Farms Dr · Pearl, MS 39208

$299,999

4 bd · 2.0 ba · 1,810 sqft · SingleFamily · 107 Days on market

Built 2026 Excellent condition 8,712 sqft lot $166/sqft · at area comps Est $306k · at est.

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Why this score? — see what drove the D 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 +11.9/30.0
• ARV discount +8.3/15.0
• Condition / age +5.0/5.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming new construction home, featuring 4 bedrooms and 2 bathrooms, located in a neighborhood with incredible amenities. Enjoy easy access to a golf course, pool, and clubhouse, all designed to complement your lifestyle. Situated in an unbeatable location, this home offers convenience and entertainment just steps from your door. With modern finishes and a well designed layout, this house is the perfect place to call home! Don't miss your chance to own a home that combines comfort, style, and an active lifestyle! Builder is offering a 30 Year FIXED Rate Buy Down Program - Certain Exclusions Apply - Ask a realtor for more info!

Key facts

• Incredible amenities
• Clubhouse
• Pool

Tags

• NEW CONSTRUCTION HOME
• INCREDIBLE AMENITIES
• EASY ACCESS TO GOLF COURSE
• POOL
• CLUBHOUSE
• UNBEATABLE LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-74 ($-894/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (15.7% below list).
• Recommended offer: $253k (15.7% below list) — sets the bar for 1% rule.

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); 277 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).
• At $2,530/mo this rent would consume 46% of the median local household income ($65k/yr) (locally 1235% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 107 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Recommended offer $253,004 (15.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $305,503
• List price: $299,999
• Delta: -1.80%
• 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
542 Patrick Farms Dr	0.00mi	4/2.0	1,810 (0%)	4mo	$299,999	$166	97
537 Patrick Farms Dr	0.02mi	4/3.0	1,818 (+0%)	1mo	$309,900	$170	94
562 Patrick Farms Dr	0.00mi	3/2.0 (-1)	1,807 (-0%)	2mo	$307,200	$170	93
571 Patrick Farms Dr	0.02mi	3/2.0 (-1)	1,810 (0%)	3mo	$299,999	$166	92
563 Patrick Farms Dr	0.02mi	3/2.0 (-1)	1,810 (0%)	3mo	$299,999	$166	92
425 Patrick Farms	0.16mi	4/2.0	1,800 (-1%)	1mo	$279,900	$156	91
539 Patrick Farms Dr	0.02mi	3/2.5 (-1)	1,804 (-0%)	2mo	$308,000	$171	90
575 Patrick Farms Dr	0.02mi	4/2.0	1,950 (+8%)	4mo	$319,999	$164	83
518 Westfield Dr	0.42mi	3/2.0 (-1)	1,780 (-2%)	1mo	$299,775	$168	72
530 Planters Dr	0.48mi	3/2.0 (-1)	1,709 (-6%)	4mo	$272,500	$159	60
217 Clubview Cir	0.72mi	4/2.0	1,983 (+10%)	2mo	$332,999	$168	48
438 Clubhouse Dr	0.66mi	3/2.0 (-1)	1,976 (+9%)	4mo	$284,900	$144	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: -14.4%
• Equity multiple: 0.47×
• Total profit: $-44,532
• Equity at exit: $44,731

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-6,110
• Equity at exit: $25,938

Cash invested: $84,000 (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: 277
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,530 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-74

Break-even live

Break-even rent $2,624

Max offer price $289,220

Occupancy floor 98%

Sensitivity live

Price	-10% $133	-5% $29	+0% $-74	+5% $-178	+10% $-282
Rent	-10% $-274	-5% $-174	+0% $-74	+5% $25	+10% $125
Rate	-1.0pp $77	-0.5pp $2	base $-74	+0.5pp $-152	+1.0pp $-231

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: $75,000
• Closing costs: $9,000
• 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	15d	1	0.03mi
573 Patrick Farms Dr Pearl, MS	3.0	2.0	1910	$2,700	$1.41	15d	1	0.04mi
563 Patrick Farms Dr Pearl, MS	3.0	2.0	1810	$2,387	$1.32	15d	1	0.32mi
571 Patrick Farms Dr Pearl, MS	3.0	2.0	1810	$2,387	$1.32	15d	1	0.39mi

Listing history 7 events

1. 2026-06-07
   statusdays on market $299,999 Pending 107 DOM
2. 2026-06-03
   days on market $299,999 Active 104 DOM
3. 2026-06-02
   days on market $299,999 Active 103 DOM
4. 2026-06-01
   days on market $299,999 Active 102 DOM
5. 2026-05-31
   days on market $299,999 Active 101 DOM
6. 2026-05-30
   days on market $299,999 Active 100 DOM
7. 2026-02-19
   listed $299,999 Active 649-char remark

   Show marketing remark (649 chars)

   Discover this charming new construction home, featuring 4 bedrooms and 2 bathrooms, located in a neighborhood with incredible amenities. Enjoy easy access to a golf course, pool, and clubhouse, all designed to complement your lifestyle. Situated in an unbeatable location, this home offers convenience and entertainment just steps from your door. With modern finishes and a well designed layout, this house is the perfect place to call home! Don't miss your chance to own a home that combines comfort, style, and an active lifestyle! Builder is offering a 30 Year FIXED Rate Buy Down Program - Certain Exclusions Apply - Ask a realtor for more info!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,360
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,429
• − Management: −$2,429
• − Depreciation: −$8,727
• Taxable loss: −$6,029
• Est. tax savings @ 24.0%: +$1,447
• After-tax cash flow: $553/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 · 12 photos

Excellent 100/100 None rehab

This new construction home is in excellent condition with modern finishes and a well-designed layout. It is move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Painting exterior — Fresh paint can improve curb appeal and value.
• Both Landscaping and curb appeal — Enhances curb appeal and adds value.
• Rental HVAC maintenance — Ensures comfort and energy efficiency for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value. ↑
• Both Landscaping and curb appeal — Enhances curb appeal and adds value. ↑
• Rental HVAC maintenance — Ensures comfort and energy efficiency for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-02-19 Listed $299,999 MLSU