3683 Wilcox Dr · Pearl, MS 39208

$242,500

3 bd · 1.0 ba · 1,562 sqft · SingleFamily public records · 23 Days on market

Built 1971 0.25 ac lot Est $211k · 15% over

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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 +14.3/30.0
• DSCR +4.3/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated, move-in-ready home in Pearl! This home has been completely refreshed and one you don't want to miss. 3 bedrooms, 2 baths, approx. 1673 square feet, 2 car garage, corner lot, large living and dining area, new LED recessed lighting, new ceiling fans, fresh paint, new countertops throughout, new vessel sinks in the bathrooms, new flooring throughout, new faucets, new hardware, new tile tub surronds, cozy fireplace, covered patio, fenced yard, and much more! Located only minutes away from many great dining, entertainment, and shopping attractions. Call today to schedule a private showing!

Key facts

• Built in bar
• Private backyard
• Cozy breakfast area

Tags

• UPDATED RANCH STYLE PROPERTY
• STUNNING FIREPLACE
• COZY BREAKFAST AREA
• EXPANSIVE COVERED PORCH
• BUILT IN BAR
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $43 ($516/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 $192k (20.9% below list).
• Recommended offer: $192k (20.9% 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 lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 35% 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 $7k 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 23 days — a 2% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,770 (20.9% below list)

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. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $210,870
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3683 Wilcox Dr	0.00mi	3/2.0	1,646 (+5%)	1mo	$242,500	$147	86
125 Whispering Oaks Xing	0.29mi	3/2.0	1,566 (+0%)	1mo	$259,900	$166	81
268 Trojan Dr	0.16mi	3/2.0	1,505 (-4%)	4mo	$199,900	$133	79
4618 Moonridge Cv	0.30mi	3/2.0	1,521 (-3%)	2mo	$249,900	$164	76
262 Trojan Dr	0.15mi	3/2.0	1,662 (+6%)	4mo	$210,000	$126	75
230 Van Doren St	0.03mi	3/2.0	1,748 (+12%)	4mo	$216,750	$124	72
3410 Mahaffey Dr	0.52mi	3/1.5	1,580 (+1%)	2mo	$84,900	$54	70
282 Belaire Dr	0.22mi	3/2.0	1,372 (-12%)	4mo	$207,000	$151	62
3608 Old Brandon Rd	0.20mi	4/2.0 (+1)	1,728 (+11%)	2mo	$199,999	$116	62
3426 Marguerite Dr	0.43mi	3/1.5	1,685 (+8%)	4mo	$190,000	$113	61
534 Oak Park Cir	0.64mi	3/2.0	1,468 (-6%)	5mo	$254,900	$174	52
3370 Harle St	0.55mi	4/3.0 (+1)	1,671 (+7%)	4mo	$225,000	$135	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: -11.9%
• Equity multiple: 0.56×
• Total profit: $-29,993
• Equity at exit: $36,158

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $6,291
• Equity at exit: $20,967

Cash invested: $67,900 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,918 medium
• Mortgage (P&I): −$1,272
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $43

Break-even live

Break-even rent $1,863

Max offer price $242,500

Occupancy floor 93%

Sensitivity live

Price	-10% $180	-5% $112	+0% $43	+5% $-26	+10% $-94
Rent	-10% $-109	-5% $-33	+0% $43	+5% $119	+10% $194
Rate	-1.0pp $165	-0.5pp $105	base $43	+0.5pp $-20	+1.0pp $-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: $60,625
• Closing costs: $7,275
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3626 Wilcox Dr Pearl, MS	3.0	2.0	1728	$2,000	$1.16	15d	1	0.13mi
180 Pemberton Dr Pearl, MS	3.0	2.0	1367	$1,700	$1.24	45d	1	1.09mi
523 Sardis St Pearl, MS	4.0	2.0	1720	$1,900	$1.10	45d	1	1.26mi
142 W Lisa Dr Pearl, MS	3.0	1.5	1512	$1,706	$1.13	15d	1	1.38mi

Listing history 9 events

1. 2026-04-19
   status Pending
2. 2026-04-13
   price $242,500
3. 2026-03-26
   listed $244,500 Active
4. 2019-11-22
   soldstatus 612-char remark

   Show marketing remark (612 chars)

   Beautifully updated, move-in-ready home in Pearl! This home has been completely refreshed and one you don't want to miss. 3 bedrooms, 2 baths, approx. 1673 square feet, 2 car garage, corner lot, large living and dining area, new LED recessed lighting, new ceiling fans, fresh paint, new countertops throughout, new vessel sinks in the bathrooms, new flooring throughout, new faucets, new hardware, new tile tub surronds, cozy fireplace, covered patio, fenced yard, and much more! Located only minutes away from many great dining, entertainment, and shopping attractions. Call today to schedule a private showing!

5. 2019-10-21
   listed $165,000 612-char remark

   Show marketing remark (612 chars)

   Beautifully updated, move-in-ready home in Pearl! This home has been completely refreshed and one you don't want to miss. 3 bedrooms, 2 baths, approx. 1673 square feet, 2 car garage, corner lot, large living and dining area, new LED recessed lighting, new ceiling fans, fresh paint, new countertops throughout, new vessel sinks in the bathrooms, new flooring throughout, new faucets, new hardware, new tile tub surronds, cozy fireplace, covered patio, fenced yard, and much more! Located only minutes away from many great dining, entertainment, and shopping attractions. Call today to schedule a private showing!

6. 2016-01-21
   soldstatus 99-char remark

   Show marketing remark (99 chars)

   FHA Case #281-338966 FHA Insured (IE) HUD-Owned Home to view this lovely home, contact your REALTOR

7. 2015-10-27
   listed $105,000 99-char remark

   Show marketing remark (99 chars)

   FHA Case #281-338966 FHA Insured (IE) HUD-Owned Home to view this lovely home, contact your REALTOR

8. 2006-06-05
   soldstatus
9. 2006-05-01
   listed $129,900

ⓘ 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: $1,191 · $99/mo
• Projected year-2 tax: $1,916 · $160/mo
• Expected delta: +$725/yr (+$60/mo · 60.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $23,012
• − Mortgage interest: −$13,584
• − Property taxes: −$1,191
• − Insurance: −$1,212
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$7,055
• Taxable loss: −$3,711
• Est. tax savings @ 24.0%: +$891
• After-tax cash flow: $1,407/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

+86.7% since first listed

9 events — show timeline

• 2026-04-19 Pending — MLSU
• 2026-04-13 Price Changed $242,500 MLSU
• 2026-03-26 Listed $244,500 MLSU
• 2019-11-22 Sold (MLS) — MLSU
• 2019-10-21 Listed $165,000 MLSU
• 2016-01-21 Sold (MLS) — MLSU
• 2015-10-27 Listed $105,000 MLSU
• 2006-06-05 Sold (MLS) — MLSU
• 2006-05-01 Listed $129,900 MLSU

Property tax history

+2.7%/yr

Latest (2025): $1,191 · +0.0% YoY. Source: county tax records.