132 Meade Ln · Pearl, MS 39208

$171,500

2 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 102 Days on market

Built 1998 4,791 sqft lot Est $192k · 11% under

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Why this score? — see what drove the B- 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 +25.5/30.0
• ARV discount +12.3/15.0
• DSCR +8.4/10.0
• 1% rule +5.5/10.0
• 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

Don't miss this cute, move-in ready home in Pearl! While labeled as a 2 bedroom home, there is a office/bonus room that could be used as a 3rd bedroom. It has a nook that could easily be converted into a closet. The kitchen, dining area, and living room are all open to one another. The kitchen has a eat-at breakfast bar. The living room has laminate wood flooring and a gas log fireplace. The main bedroom has a tray ceiling and has a door leading to the screened-in porch out back. The ensuite bath has lots of closet space, a dual sink vanity, and a large linen cabinet. The second bedroom has 2 closets. There is new carpet in the the bedrooms and office. The back yard is fully fenced. You can virtually tour this property by accessing our 3D virtual tour on your electronic device. Call/text today to schedule your private in-person showing.

Key facts

• One car garage
• Natural light
• Screened in patio

Tags

• SEPARATE OFFICE SPACE
• SCREENED IN PATIO
• ONE CAR GARAGE
• CONVENIENT STORAGE ROOM
• NATURAL LIGHT
• GENEROUS PRIMARY BEDROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $156k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $131k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $156,065 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.05% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.99%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $191,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
237 Trojan Dr	0.29mi	3/1.5 (+1)	1,316 (+2%)	2mo	$115,000	$87	74
206 Areo Dr	0.26mi	3/2.0 (+1)	1,212 (-6%)	6mo	$175,000	$144	68
282 Belaire Dr	0.38mi	3/2.0 (+1)	1,372 (+6%)	4mo	$207,000	$151	63
109 Shadow Lodge Cir	0.43mi	2/2.0	1,232 (-4%)	13mo	$210,000	$170	62
3443 Marguerite Dr	0.54mi	3/1.0 (+1)	1,244 (-3%)	1mo	$185,000	$149	59
4119 Dearing St	0.41mi	3/2.0 (+1)	1,221 (-5%)	12mo	$179,900	$147	57
126 Harle Cir	0.49mi	2/2.0	1,149 (-11%)	6mo	$184,400	$160	54
120 Joanie St	0.60mi	3/1.0 (+1)	1,354 (+5%)	8mo	$189,900	$140	48
4220 Nancy St	0.62mi	3/1.0 (+1)	1,179 (-8%)	3mo	$154,000	$131	45
4162 Dearing St	0.49mi	3/1.5 (+1)	1,117 (-13%)	6mo	$139,900	$125	43
3454 Janet St	0.65mi	3/1.0 (+1)	1,125 (-13%)	1mo	$172,500	$153	38
217 Ann Dr	0.65mi	3/1.0 (+1)	1,100 (-15%)	1mo	$169,000	$154	35

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $3,855
• Equity at exit: $25,571

10-year hold

• IRR: 14.4%
• Equity multiple: 2.32×
• Total profit: $63,364
• Equity at exit: $14,828

Cash invested: $48,020 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,803 medium
• Mortgage (P&I): −$899
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $400

Break-even live

Break-even rent $1,297

Max offer price $171,500

Occupancy floor 73%

Sensitivity live

Price	-10% $497	-5% $448	+0% $400	+5% $351	+10% $303
Rent	-10% $257	-5% $328	+0% $400	+5% $471	+10% $542
Rate	-1.0pp $486	-0.5pp $443	base $400	+0.5pp $355	+1.0pp $310

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: $42,875
• Closing costs: $5,145
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3626 Wilcox Dr Pearl, MS	3.0	2.0	1728	$2,000	$1.16	14d	1	0.09mi
180 Pemberton Dr Pearl, MS	3.0	2.0	1367	$1,700	$1.24	44d	1	1.17mi
142 W Lisa Dr Pearl, MS	3.0	1.5	1512	$1,706	$1.13	14d	1	1.43mi

Listing history 18 events

1. 2026-03-09
   status Pending
2. 2026-02-26
   price $171,500
3. 2026-02-25
   status Active
4. 2026-02-23
   historical
5. 2026-01-29
   price $181,500
6. 2026-01-01
   price $191,500
7. 2025-11-25
   listed $201,500 Active
8. 2022-08-03
   soldstatus Closed 860-char remark

   Show marketing remark (860 chars)

   Don't miss this cute, move-in ready home in Pearl! While labeled as a 2 bedroom home, there is a office/bonus room that could be used as a 3rd bedroom. It has a nook that could easily be converted into a closet. The kitchen, dining area, and living room are all open to one another. The kitchen has a eat-at breakfast bar. The living room has laminate wood flooring and a gas log fireplace. The main bedroom has a tray ceiling and has a door leading to the screened-in porch out back. The ensuite bath has lots of closet space, a dual sink vanity, and a large linen cabinet. The second bedroom has 2 closets. There is new carpet in the the bedrooms and office. The back yard is fully fenced. You can virtually tour this property by accessing our 3D virtual tour on your electronic device. Call/text today to schedule your private in-person showing.

9. 2022-06-26
   status Pending 860-char remark

   Show marketing remark (860 chars)

   Don't miss this cute, move-in ready home in Pearl! While labeled as a 2 bedroom home, there is a office/bonus room that could be used as a 3rd bedroom. It has a nook that could easily be converted into a closet. The kitchen, dining area, and living room are all open to one another. The kitchen has a eat-at breakfast bar. The living room has laminate wood flooring and a gas log fireplace. The main bedroom has a tray ceiling and has a door leading to the screened-in porch out back. The ensuite bath has lots of closet space, a dual sink vanity, and a large linen cabinet. The second bedroom has 2 closets. There is new carpet in the the bedrooms and office. The back yard is fully fenced. You can virtually tour this property by accessing our 3D virtual tour on your electronic device. Call/text today to schedule your private in-person showing.

10. 2022-06-17
    price $175,000 860-char remark

    Show marketing remark (860 chars)

    Don't miss this cute, move-in ready home in Pearl! While labeled as a 2 bedroom home, there is a office/bonus room that could be used as a 3rd bedroom. It has a nook that could easily be converted into a closet. The kitchen, dining area, and living room are all open to one another. The kitchen has a eat-at breakfast bar. The living room has laminate wood flooring and a gas log fireplace. The main bedroom has a tray ceiling and has a door leading to the screened-in porch out back. The ensuite bath has lots of closet space, a dual sink vanity, and a large linen cabinet. The second bedroom has 2 closets. There is new carpet in the the bedrooms and office. The back yard is fully fenced. You can virtually tour this property by accessing our 3D virtual tour on your electronic device. Call/text today to schedule your private in-person showing.

11. 2022-05-25
    status Active 860-char remark

    Show marketing remark (860 chars)

    Don't miss this cute, move-in ready home in Pearl! While labeled as a 2 bedroom home, there is a office/bonus room that could be used as a 3rd bedroom. It has a nook that could easily be converted into a closet. The kitchen, dining area, and living room are all open to one another. The kitchen has a eat-at breakfast bar. The living room has laminate wood flooring and a gas log fireplace. The main bedroom has a tray ceiling and has a door leading to the screened-in porch out back. The ensuite bath has lots of closet space, a dual sink vanity, and a large linen cabinet. The second bedroom has 2 closets. There is new carpet in the the bedrooms and office. The back yard is fully fenced. You can virtually tour this property by accessing our 3D virtual tour on your electronic device. Call/text today to schedule your private in-person showing.

12. 2022-05-19
    status Pending 860-char remark

    Show marketing remark (860 chars)

    Don't miss this cute, move-in ready home in Pearl! While labeled as a 2 bedroom home, there is a office/bonus room that could be used as a 3rd bedroom. It has a nook that could easily be converted into a closet. The kitchen, dining area, and living room are all open to one another. The kitchen has a eat-at breakfast bar. The living room has laminate wood flooring and a gas log fireplace. The main bedroom has a tray ceiling and has a door leading to the screened-in porch out back. The ensuite bath has lots of closet space, a dual sink vanity, and a large linen cabinet. The second bedroom has 2 closets. There is new carpet in the the bedrooms and office. The back yard is fully fenced. You can virtually tour this property by accessing our 3D virtual tour on your electronic device. Call/text today to schedule your private in-person showing.

13. 2022-05-13
    listed $180,000 Active 860-char remark

    Show marketing remark (860 chars)

    Don't miss this cute, move-in ready home in Pearl! While labeled as a 2 bedroom home, there is a office/bonus room that could be used as a 3rd bedroom. It has a nook that could easily be converted into a closet. The kitchen, dining area, and living room are all open to one another. The kitchen has a eat-at breakfast bar. The living room has laminate wood flooring and a gas log fireplace. The main bedroom has a tray ceiling and has a door leading to the screened-in porch out back. The ensuite bath has lots of closet space, a dual sink vanity, and a large linen cabinet. The second bedroom has 2 closets. There is new carpet in the the bedrooms and office. The back yard is fully fenced. You can virtually tour this property by accessing our 3D virtual tour on your electronic device. Call/text today to schedule your private in-person showing.

14. 2022-04-20
    soldstatus $131,119
15. 2021-10-02
    historical
16. 2016-09-13
    historical
17. 2016-08-08
    listed $124,500
18. 2015-11-23
    listed $130,000

ⓘ 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: $644 · $54/mo
• Projected year-2 tax: $1,355 · $113/mo
• Expected delta: +$711/yr (+$59/mo · 110.5%)

ⓘ 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 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: $21,633
• − Mortgage interest: −$9,607
• − Property taxes: −$644
• − Insurance: −$858
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$4,989
• Taxable income: $2,074
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $4,298/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

+31.9% since first listed

18 events — show timeline

• 2026-03-09 Pending — MLSU
• 2026-02-26 Price Changed $171,500 MLSU
• 2026-02-25 Relisted — MLSU
• 2026-02-23 Listing Removed — MLSU
• 2026-01-29 Price Changed $181,500 MLSU
• 2026-01-01 Price Changed $191,500 MLSU
• 2025-11-25 Listed $201,500 MLSU
• 2022-08-03 Sold (MLS) — MLSU
• 2022-06-26 Pending — MLSU
• 2022-06-17 Price Changed $175,000 MLSU
• 2022-05-25 Relisted — MLSU
• 2022-05-19 Pending — MLSU
• 2022-05-13 Listed $180,000 MLSU
• 2022-04-20 Sold (Public Records) $131,119 Public Records
• 2021-10-02 Listing Removed — MLSU
• 2016-09-13 Listing Removed — MLSU
• 2016-08-08 Listed $124,500 MLSU
• 2015-11-23 Listed $130,000 MLSU

Property tax history

+12.2%/yr

Latest (2025): $644 · +87.3% YoY. Source: county tax records.