2032 Carolyn Ln · Pearl, MS 39208

$159,900

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 10 Days on market

Built 1958 0.27 ac lot Est $147k · 9% over

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +5.4/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• ARV discount +3.6/15.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for an updated, affordable home? Well, here it is!! This charming 3 bedroom, 1 bath home in Pearl is updated and move-in-ready. Inside and out, there are quality updates at every turn! Features include: spacious kitchen with tons of cabinet space and gorgeous granite countertops, newer appliances (approx. 3 years old) which include a Gas Range, Built-in Microwave, and Dishwasher, a large fenced yard, and modern fixtures and colors throughout! Between the kitchen and living room is a large breakfast bar that will be great for bar stools or entertaining. Additionally, the roof is only about 6 years old and the water heater is only 1 year old. Throughout the living room, hallway, and 3 bedrooms, you will notice the beautifully restored real wood flooring. Located off Pearson Road in Pearl, this home offers easy access to I-20 and many great shopping, dining, and entertainment attractions. This home will not last long. Call your REALTOR today to schedule a private showing!

Key facts

• Updated pvc plumbing
• New duct work
• Large fenced yard

Tags

• NEW LAMINATE FLOORING
• GRANITE COUNTERTOPS
• UPDATED PVC PLUMBING
• NEW DUCT WORK
• LARGE FENCED YARD
• TWO LARGE STORAGE SHEDS

Property features AI

Exterior

• Parking: Attached carport (1 space); Driveway
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence (house); One story; Move-in ready
• Construction: Masonite and wood siding; Asphalt shingle roof; Conventional foundation; Built in public-record year
• Exterior features: Front porch; Back yard with chain link fencing; Shed(s); See remarks

Interior

• Kitchen: Dishwasher; Gas cooktop; Microwave
• Flooring: Ceramic tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Vinyl windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.0% 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; 1 comparable units currently listed for rent nearby; 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 $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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $159,900

Questions for the listing agent

1. Built in 1958 — 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: 8.99%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $147,250
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1961 Edwin Ave	0.13mi	3/1.5	1,047 (+10%)	10mo	$189,500	$181	66
412 Arabi St	0.64mi	3/1.0	966 (+2%)	5mo	$150,000	$155	64
741 Sandy Ln	0.24mi	3/1.0	1,080 (+14%)	6mo	$168,000	$156	61
1001 Twin Pine Ln	0.42mi	2/1.0 (-1)	904 (-5%)	10mo	$145,000	$160	59
527 Luling St	0.58mi	3/1.0	993 (+4%)	14mo	$129,900	$131	54
1902 Gloria Dr	0.37mi	3/1.0	1,032 (+9%)	22mo	$84,900	$82	50
2270 Napoleon Ave	0.64mi	3/1.5	1,087 (+14%)	9mo	$135,000	$124	37

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,698
• Equity at exit: $23,842

10-year hold

• IRR: 13.9%
• Equity multiple: 2.27×
• Total profit: $56,867
• Equity at exit: $13,825

Cash invested: $44,772 (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: $1,656 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $360

Break-even live

Break-even rent $1,201

Max offer price $159,900

Occupancy floor 73%

Sensitivity live

Price	-10% $451	-5% $405	+0% $360	+5% $315	+10% $269
Rent	-10% $229	-5% $295	+0% $360	+5% $425	+10% $491
Rate	-1.0pp $441	-0.5pp $401	base $360	+0.5pp $319	+1.0pp $276

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Colony Park Dr Pearl, MS	1.0–3.0	1.0–2.0	1152	$1,790	$1.55	14d	18	0.34mi

Listing history 8 events

1. 2026-06-18
   days on market $159,900 Active 10 DOM
2. 2026-06-17
   days on market $159,900 Active 9 DOM
3. 2026-06-16
   days on market $159,900 Active 8 DOM
4. 2026-06-15
   days on market $159,900 Active 7 DOM
5. 2026-06-14
   days on market $159,900 Active 5 DOM
6. 2026-06-10
   days on market $159,900 Active 2 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $159,900 Active 1 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: $519 · $43/mo
• Projected year-2 tax: $1,263 · $105/mo
• Expected delta: +$744/yr (+$62/mo · 143.3%)

ⓘ 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 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: $19,875
• − Mortgage interest: −$8,957
• − Property taxes: −$519
• − Insurance: −$800
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$4,652
• Taxable income: $1,768
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $3,896/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

+66.7% since first listed

5 events — show timeline

• 2026-06-08 Relisted — MLSU
• 2026-06-06 Listed $159,900 MLSU
• 2026-06-06 Listing Removed — MLSU
• 2019-06-28 Sold (MLS) — MLSU
• 2019-05-27 Listed $95,900 MLSU

Property tax history

-3.6%/yr

Latest (2025): $519 · +0.0% YoY. Source: county tax records.