114 Crestwood Cv · Clinton, MS 39056

$250,000

4 bd · 2.0 ba · 1,868 sqft · MultiFamily · 44 Days on market

Built 1981 Fair condition 0.50 ac lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Rare find in Clinton; both sides of a duplex for sale. Price includes both units.

Key facts

• 0.5 acre lot
• 2 parking spots
• Built 1981

Property features AI

Finance

• Financial info: Two-unit property; Owner pays insurance and taxes; Tenants pay all utilities

Exterior

• Parking: 2 covered carport spaces; Driveway (additional parking)
• Utilities: Public water; Public sewer; Cable available
• Home design: Duplex; Single-story
• Construction: Board & batten siding and brick exterior; Slab foundation; Built (year from assessor)
• Exterior features: Asphalt shingle roof; Lot approximately 0.5 acre

Interior

• Flooring: Laminate; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Laminate and linoleum flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive. Per door: $295/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.4% in Clinton — 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 69/100 on livability (#49 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Clinton Public School District (rural): math 58% / reading 53% proficiency, ranked #4 of 130 in MS (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Clinton Park Elem School (712 students, 100% FRL); Clinton Jr Hi School (math 69% / reading 54%, grade B+, #6 of 179 statewide, top 3%, 871 students, 100% FRL) — zoned schools average 100% FRL vs 38% district-wide (61 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-3.7%/yr); 236 active listings in the ZIP; solid renter incomes; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $2,935/mo this rent would consume 47% of the median local household income ($75k/yr) (locally 780% 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 $8k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.84×
• Total profit: $-11,429
• Equity at exit: $37,276

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $5,452
• Equity at exit: $21,615

Cash invested: $70,000 (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 39056

• Rents YoY: -3.7%
• Active inventory: 236
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,935 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $591

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 75%

Sensitivity live

Price	-10% $764	-5% $677	+0% $591	+5% $505	+10% $418
Rent	-10% $359	-5% $475	+0% $591	+5% $707	+10% $823
Rate	-1.0pp $717	-0.5pp $655	base $591	+0.5pp $526	+1.0pp $460

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,936
Total (2 units)			$2,935

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $250,000 Active 44 DOM
2. 2026-06-18
   days on market $250,000 Active 41 DOM
3. 2026-06-17
   days on market $250,000 Active 40 DOM
4. 2026-06-16
   days on market $250,000 Active 39 DOM
5. 2026-06-15
   days on market $250,000 Active 38 DOM
6. 2026-06-14
   days on market $250,000 Active 36 DOM
7. 2026-06-13
   days on market $250,000 Active 35 DOM
8. 2026-06-10
   days on market $250,000 Active 33 DOM
9. 2026-06-09
   days on market $250,000 Active 32 DOM
10. 2026-06-08
    days on market $250,000 Active 31 DOM
11. 2026-06-07
    days on market $250,000 Active 30 DOM
12. 2026-06-05
    days on market $250,000 Active 27 DOM
13. 2026-06-03
    days on market $250,000 Active 26 DOM
14. 2026-06-02
    days on market $250,000 Active 25 DOM
15. 2026-06-01
    days on market $250,000 Active 24 DOM
16. 2026-05-31
    days on market $250,000 Active 23 DOM
17. 2026-05-30
    days on market $250,000 Active 22 DOM
18. 2026-05-08
    status Active 82-char remark
19. 2026-05-07
    listed $250,000 Active 82-char remark
20. 2026-05-07
    historical 82-char remark
21. 2021-09-17
    historical
22. 2009-06-19
    listed $65,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,220
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,818
• − Management: −$2,818
• − Depreciation: −$7,273
• Taxable income: $3,308
• Est. tax owed @ 24.0%: −$794
• After-tax cash flow: $6,298/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This two-unit duplex requires moderate renovations, including a new roof and exterior siding, to improve its condition and value.

Repairs flagged

• Major roof — shingles appear worn
• Major exterior siding — brick siding shows discoloration
• Moderate HVAC/mechanicals — standard fixtures

Value-add opportunities

• Both paint interior walls — Fresh paint can make a significant difference in curb appeal and interior aesthetics
• Both replace roof — A new roof will improve the home's value and reduce maintenance costs
• Both repair exterior siding — Aesthetic improvements can increase both resale and rental value
• Both upgrade HVAC system — A more efficient HVAC system can improve comfort and reduce utility costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · shingles appear worn	Major	$15,000–50,000
exterior siding · brick siding shows discoloration	Major	$15,000–50,000
HVAC/mechanicals · standard fixtures	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both paint interior walls — Fresh paint can make a significant difference in curb appeal and interior aesthetics ↑
• Both replace roof — A new roof will improve the home's value and reduce maintenance costs ↑
• Both repair exterior siding — Aesthetic improvements can increase both resale and rental value ↑
• Both upgrade HVAC system — A more efficient HVAC system can improve comfort and reduce utility costs ↑

ⓘ 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: Clinton Public School District
• NCES district ID: 2801090
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 53% ▼ -7.00%
• Median HH income: $55,993
• Composite: 47.95/100
• National rank: #2205
• State rank: #4 of 130 in MS

Livability — Clinton

• Score: 69/100
• State rank: #49
• US rank: #8341

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, MS
• County: Hinds County · 167,040 people
• City population: 26,836
• Metro: Jackson, MS
• Population (ZIP): 26,836
• Household income: $75,110
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 780.0

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 50% Black 40% Asian 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 1% Vietnamese 1%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.13%
• Current HPI: 176.266
• Rent YoY: ▼ -3.70%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+284.6% since first listed

5 events — show timeline

• 2026-05-08 Relisted — MLSU
• 2026-05-07 Listing Removed — MLSU
• 2026-05-07 Listed $250,000 MLSU
• 2021-09-17 Listing Removed — MLSU
• 2009-06-19 Listed $65,000 MLSU