5 Shore Dr · Clinton, MS 39056

$200,000

3 bd · 2.0 ba · 1,494 sqft · SingleFamily public records · 34 Days on market

Built 1978 3,049 sqft lot Est $212k · 6% under $63/mo HOA · 4% of rent

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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 +12.6/30.0
• ARV discount +10.1/15.0
• Schools +4.8/10.0
• 1% rule +4.0/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come on home to this charming 3 bedroom, 2 bath townhome in Cascades. All electric, split plan and all on the ground floor...no stairs. This wonderful floor plan has a beautiful entry. Recent updates include: Slab granite counter tops and stone backsplash in the kitchen. New appliances including oven w/ cook top, vent hood and refrigerator, which stays! New carpet in the bedrooms. New wood floors in the family room. Fresh paint top to bottom. Off the dining room is a Sun room with french doors out to the patio or to the second bedroom. (The second bedroom is currently configured as a studio/office). Two car rear entry garage with a private drive. HOA takes care of lawn care outside the backyard as well as periodic painting of the exterior.

Key facts

• Florida room
• Cascades subdivision
• Private patio

Tags

• GRANITE COUNTERTOPS
• FLORIDA ROOM
• PRIVATE PATIO
• CASCADES SUBDIVISION
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-24 ($-286/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (10.0% below list).
• Recommended offer: $180k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.3% 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); 233 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 34 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $179,918 (10.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $212,148
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
345 E Cascades Cir	0.35mi	3/2.0	1,488 (-0%)	4mo	$244,000	$164	80
328 Waterfall Way	0.34mi	2/2.0 (-1)	1,467 (-2%)	2mo	$220,000	$150	74
1506 Edgewood Pl	0.41mi	3/2.0	1,426 (-5%)	4mo	$219,500	$154	70
1416 Post Rd	0.47mi	3/2.0	1,437 (-4%)	2mo	$229,900	$160	70
100 Villa Way	0.21mi	2/2.0 (-1)	1,652 (+11%)	0mo	$199,900	$121	67
708 Tanglewood Dr	0.72mi	3/2.0	1,528 (+2%)	0mo	$220,000	$144	62
703 Lindale Dr	0.65mi	3/2.0	1,450 (-3%)	3mo	$199,900	$138	62
1214 Pineview Dr	0.53mi	3/2.0	1,628 (+9%)	3mo	$209,900	$129	58
800 Longwood Pl	0.46mi	3/2.0	1,326 (-11%)	6mo	$188,000	$142	55
1110 Post Rd	0.67mi	3/2.0	1,350 (-10%)	1mo	$185,000	$137	51
705 Pinehurst St	0.65mi	3/2.0	1,692 (+13%)	0mo	$212,500	$126	47
2103 Old Vicksburg Rd	0.72mi	3/2.0	1,316 (-12%)	3mo	$165,000	$125	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.30×
• Total profit: $-39,131
• Equity at exit: $29,821

10-year hold

• IRR: -23.2%
• Equity multiple: -0.00×
• Total profit: $-56,136
• Equity at exit: $17,292

Cash invested: $56,000 (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: 233
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,799 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$63
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-24

Break-even live

Break-even rent $1,829

Max offer price $196,556

Occupancy floor 96%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 McRee Dr Clinton, MS	3.0	2.0	1200	$1,600	$1.33	21d	1	0.99mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: electriclandscaping

Listing history 11 events

1. 2026-04-20
   status Pending
2. 2026-03-17
   listed $200,000 Active
3. 2023-04-28
   soldstatus
4. 2016-02-24
   soldstatus 749-char remark

   Show marketing remark (749 chars)

   Come on home to this charming 3 bedroom, 2 bath townhome in Cascades. All electric, split plan and all on the ground floor...no stairs. This wonderful floor plan has a beautiful entry. Recent updates include: Slab granite counter tops and stone backsplash in the kitchen. New appliances including oven w/ cook top, vent hood and refrigerator, which stays! New carpet in the bedrooms. New wood floors in the family room. Fresh paint top to bottom. Off the dining room is a Sun room with french doors out to the patio or to the second bedroom. (The second bedroom is currently configured as a studio/office). Two car rear entry garage with a private drive. HOA takes care of lawn care outside the backyard as well as periodic painting of the exterior.

5. 2016-02-24
   soldstatus

   Show marketing remark (749 chars)

   Come on home to this charming 3 bedroom, 2 bath townhome in Cascades. All electric, split plan and all on the ground floor...no stairs. This wonderful floor plan has a beautiful entry. Recent updates include: Slab granite counter tops and stone backsplash in the kitchen. New appliances including oven w/ cook top, vent hood and refrigerator, which stays! New carpet in the bedrooms. New wood floors in the family room. Fresh paint top to bottom. Off the dining room is a Sun room with french doors out to the patio or to the second bedroom. (The second bedroom is currently configured as a studio/office). Two car rear entry garage with a private drive. HOA takes care of lawn care outside the backyard as well as periodic painting of the exterior.

6. 2016-01-11
   listed $129,500 749-char remark

   Show marketing remark (749 chars)

   Come on home to this charming 3 bedroom, 2 bath townhome in Cascades. All electric, split plan and all on the ground floor...no stairs. This wonderful floor plan has a beautiful entry. Recent updates include: Slab granite counter tops and stone backsplash in the kitchen. New appliances including oven w/ cook top, vent hood and refrigerator, which stays! New carpet in the bedrooms. New wood floors in the family room. Fresh paint top to bottom. Off the dining room is a Sun room with french doors out to the patio or to the second bedroom. (The second bedroom is currently configured as a studio/office). Two car rear entry garage with a private drive. HOA takes care of lawn care outside the backyard as well as periodic painting of the exterior.

7. 2015-10-07
   soldstatus 463-char remark

   Show marketing remark (463 chars)

   No stairs! This lovely 3 bedroom 2 bath, single story townhome is located in the Cascades subdivision. It has an excellent floor plan. The wood floors are beautiful. There is nice millwork throughout. There is a sunroom off one of the bedrooms with a ceramic tile floor. Fireplace in the den with gas logs. The two car garage has built in work areas for gardening or hobbies. It is a great property for a buyer looking to downsize and eliminate ongoing lawn care!

8. 2015-10-06
   soldstatus
9. 2015-05-13
   listed $119,000 463-char remark

   Show marketing remark (463 chars)

   No stairs! This lovely 3 bedroom 2 bath, single story townhome is located in the Cascades subdivision. It has an excellent floor plan. The wood floors are beautiful. There is nice millwork throughout. There is a sunroom off one of the bedrooms with a ceramic tile floor. Fireplace in the den with gas logs. The two car garage has built in work areas for gardening or hobbies. It is a great property for a buyer looking to downsize and eliminate ongoing lawn care!

10. 1993-05-04
    soldstatus
11. 1988-05-25
    soldstatus

ⓘ 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 · 21 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: $21,590
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − HOA: −$756
• − Depreciation: −$5,818
• Taxable loss: −$3,642
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $588/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: 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

+68.1% since first listed

11 events — show timeline

• 2026-04-20 Pending — MLSU
• 2026-03-17 Listed $200,000 MLSU
• 2023-04-28 Sold (Public Records) — Public Records
• 2016-02-24 Sold (Public Records) — Public Records
• 2016-02-24 Sold (MLS) — MLSU
• 2016-01-11 Listed $129,500 MLSU
• 2015-10-07 Sold (MLS) — MLSU
• 2015-10-06 Sold (Public Records) — Public Records
• 2015-05-13 Listed $119,000 MLSU
• 1993-05-04 Sold (Public Records) — Public Records
• 1988-05-25 Sold (Public Records) — Public Records

Property tax history

-15.3%/yr

Latest (2025): $329 · +12.9% YoY. Source: county tax records.