1912 Carolyn Ln · Pearl, MS 39208

$159,900

3 bd · 1.0 ba · 1,354 sqft · SingleFamily public records · 104 Days on market

Built 1959 10,454 sqft lot $118/sqft · 10% below area Est $177k · 10% 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 +25.8/30.0
• ARV discount +11.8/15.0
• DSCR +8.6/10.0
• 1% rule +6.1/10.0
• 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! 3-bedroom, 1-bath home located in Pearl, Mississippi offering approximately 1,354 square feet of living space. The home features a functional floor plan with a central living area and separate bedroom layout. Hardwood flooring is present in portions of the home. Built in 1966, the property reflects its original era and may benefit from updates depending on buyer preference. The lot provides a backyard space suitable for outdoor use. Conveniently located near local shopping, dining, and access routes for commuting.

Key facts

• Hardwood flooring
• Access routes
• Backyard space

Tags

• FUNCTIONAL FLOOR PLAN
• HARDWOOD FLOORING
• BACKYARD SPACE
• LOCAL SHOPPING
• ACCESS ROUTES

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 $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 2 comparable units currently listed for rent nearby; 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.35%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (median comp): $176,968
• List price: $159,900
• Delta: -9.64%
• 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
201 Richard Cv	0.15mi	3/2.0	1,282 (-5%)	6mo	$180,000	$140	75
742 Grandmont St	0.20mi	3/2.0	1,264 (-7%)	6mo	$160,000	$127	70
1905 Gloria Dr	0.11mi	3/2.0	1,525 (+13%)	2mo	$186,000	$122	68
1902 Edwin Ave	0.08mi	4/2.5 (+1)	1,482 (+10%)	6mo	$186,000	$126	64
100 Magnolia Way	0.65mi	3/2.0	1,354 (0%)	3mo	$229,900	$170	63
1010 Riverwood Cv	0.71mi	3/2.0	1,377 (+2%)	1mo	$225,000	$163	60
1908 Deborah St	0.07mi	3/2.0	1,520 (+12%)	16mo	$175,000	$115	59
102 Magnolia Way	0.64mi	3/2.0	1,292 (-5%)	5mo	$180,000	$139	54
411 Poplar Blvd	0.69mi	3/2.0	1,289 (-5%)	2mo	$181,600	$141	54
312 E Magnolia Pl	0.74mi	3/2.0	1,445 (+7%)	1mo	$233,598	$162	49
205 Sycamore Ct	0.71mi	3/2.0	1,311 (-3%)	16mo	$235,000	$179	44
442 Ruston St	0.75mi	3/1.5	1,238 (-9%)	11mo	$149,900	$121	40

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: 2.7%
• Equity multiple: 1.11×
• Total profit: $4,838
• Equity at exit: $23,842

10-year hold

• IRR: 15.1%
• Equity multiple: 2.41×
• Total profit: $62,975
• 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: 7.5×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$117 /mo · $1,401/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $386

Break-even live

Break-even rent $1,294

Max offer price $159,900

Occupancy floor 73%

Sensitivity live

Price	-10% $476	-5% $431	+0% $386	+5% $341	+10% $295
Rent	-10% $245	-5% $316	+0% $386	+5% $456	+10% $527
Rate	-1.0pp $467	-0.5pp $427	base $386	+0.5pp $345	+1.0pp $302

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 2 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	0.35mi
2144 Napoleon Ave Pearl, MS	3.0	2.0	1265	$1,550	$1.23	44d	1	0.70mi

Listing history 24 events

1. 2026-06-18
   days on market $159,900 Active 104 DOM
2. 2026-06-17
   days on market $159,900 Active 103 DOM
3. 2026-06-16
   days on market $159,900 Active 102 DOM
4. 2026-06-15
   days on market $159,900 Active 101 DOM
5. 2026-06-14
   days on market $159,900 Active 99 DOM
6. 2026-06-10
   days on market $159,900 Active 96 DOM
7. 2026-06-09
   days on market $159,900 Active 95 DOM
8. 2026-06-08
   days on market $159,900 Active 94 DOM
9. 2026-06-07
   pricedays on market $159,900 Active 93 DOM
10. 2026-06-03
    days on market $169,900 Active 89 DOM
11. 2026-06-02
    days on market $169,900 Active 88 DOM
12. 2026-06-01
    days on market $169,900 Active 87 DOM
13. 2026-05-31
    days on market $169,900 Active 86 DOM
14. 2026-05-30
    days on market $169,900 Active 85 DOM
15. 2026-04-20
    price $169,900 533-char remark

    Show marketing remark (533 chars)

    Welcome Home! 3-bedroom, 1-bath home located in Pearl, Mississippi offering approximately 1,354 square feet of living space. The home features a functional floor plan with a central living area and separate bedroom layout. Hardwood flooring is present in portions of the home. Built in 1966, the property reflects its original era and may benefit from updates depending on buyer preference. The lot provides a backyard space suitable for outdoor use. Conveniently located near local shopping, dining, and access routes for commuting.

16. 2026-03-06
    listed $174,900 Active 533-char remark

    Show marketing remark (533 chars)

    Welcome Home! 3-bedroom, 1-bath home located in Pearl, Mississippi offering approximately 1,354 square feet of living space. The home features a functional floor plan with a central living area and separate bedroom layout. Hardwood flooring is present in portions of the home. Built in 1966, the property reflects its original era and may benefit from updates depending on buyer preference. The lot provides a backyard space suitable for outdoor use. Conveniently located near local shopping, dining, and access routes for commuting.

17. 2022-08-09
    soldstatus
18. 2021-10-01
    historical
19. 2017-08-18
    soldstatus
20. 2017-06-17
    listed $100,000
21. 2004-06-02
    soldstatus
22. 2004-05-28
    soldstatus
23. 2004-01-23
    listed $64,900
24. 2003-07-11
    listed $69,900

ⓘ 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: $1,401 · $117/mo
• Projected year-2 tax: $1,401 · $117/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 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: $21,386
• − Mortgage interest: −$8,957
• − Property taxes: −$1,401
• − Insurance: −$800
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$4,652
• Taxable income: $2,155
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $4,115/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

+143.1% since first listed

10 events — show timeline

• 2026-04-20 Price Changed $169,900 MLSU
• 2026-03-06 Listed $174,900 MLSU
• 2022-08-09 Sold (Public Records) — Public Records
• 2021-10-01 Listing Removed — MLSU
• 2017-08-18 Sold (MLS) — MLSU
• 2017-06-17 Listed $100,000 MLSU
• 2004-06-02 Sold (Public Records) — Public Records
• 2004-05-28 Sold (MLS) — MLSU
• 2004-01-23 Listed $64,900 MLSU
• 2003-07-11 Listed $69,900 MLSU

Property tax history

+11.0%/yr

Latest (2025): $1,401 · +0.0% YoY. Source: county tax records.