809 Normandy Dr · Clinton, MS 39056

$180,000

4 bd · 2.0 ba · 2,185 sqft · SingleFamily public records · 7 Days on market

Built 1968 0.26 ac lot $82/sqft · 20% below area Est $224k · 20% under

---

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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.0/10.0
• Schools +4.8/10.0
• 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

Updated home with a very large, open plan. Four bedroom , two bath, gray granite counter tops in kitchen, wall oven, and gorgeous back splash in the new gray tones and a stainless refrigerator. here is 14 x14 ceramic tile in kitchen I matching gray tones, There is a breakfast bar that is open to the family room which boast a wall of brick and fireplace with a New cedar mantle. Laminate flooring throughout, (no carpet) A spacious laundry room complete with washer and dryer. The fourth bedroom is very large with two closets and completely private from the other three bedrooms. The back yard is very private and has a new slab patio that is completely private from the houses on either side. Move in ready. The home is literally five minutes from The Natchez Trace and area shopping., library, and area schools and Mississippi College. Perfect area for access to the upcoming Tire Plant

Key facts

• 0.26 acre lot
• Parking
• Built 1968

Property features AI

Exterior

• Parking: Carport (1 space) on a concrete surface
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One story; Living area reported from public records
• Construction: Brick and siding exterior; Architectural shingle roof; Slab foundation; Built on a 0.26-acre lot
• Exterior features: Backyard fencing; Front yard; Slab patio/porch; Storage shed(s)

Interior

• Kitchen: Electric cooktop; Oven
• Bedrooms: Four bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Gas cooling
• Interior features: Ceiling fans; Fireplace; Aluminum-framed windows; Deadbolt locks; Sliding doors
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.6% 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).
• This rent runs 32% of the median local income ($75k/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.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 9y 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 $180,000

Questions for the listing agent

1. Built in 1968 — 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 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?
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: 1.10% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.31%
• DSCR: 1.37
• GRM: 7.6

CMA / ARV

• ARV (median comp): $223,802
• List price: $180,000
• Delta: -10.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Hampton St	0.33mi	3/2.0 (-1)	2,218 (+2%)	8mo	$219,900	$99	71
1419 Huntcliff Way	0.47mi	4/3.0	2,235 (+2%)	2mo	$269,000	$120	69
1421 Huntcliff Way	0.48mi	3/2.0 (-1)	2,209 (+1%)	3mo	$245,000	$111	69
219 Mcree Dr	0.52mi	3/2.5 (-1)	2,229 (+2%)	0mo	$175,000	$79	65
1013 Normandy Dr	0.24mi	4/2.0	1,893 (-13%)	2mo	$225,000	$119	64
1422 Huntcliff Way	0.50mi	3/2.0 (-1)	2,168 (-1%)	8mo	$253,000	$117	64
121 Trace Pointe Pl	0.27mi	4/2.0	1,907 (-13%)	3mo	$371,000	$195	63
1200 Canterbury Ln	0.42mi	4/2.0	2,000 (-8%)	4mo	$219,000	$110	63
1508 Huntcliff Way	0.57mi	3/2.0 (-1)	2,260 (+3%)	3mo	$259,900	$115	60
1409 Post Rd	0.39mi	3/2.0 (-1)	2,000 (-8%)	3mo	$194,000	$97	60
1505 Rosemont Dr	0.63mi	4/2.0	2,280 (+4%)	7mo	$215,000	$94	57
1406 Post Rd	0.37mi	3/2.0 (-1)	1,871 (-14%)	3mo	$249,500	$133	52

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: -7.0%
• Equity multiple: 0.75×
• Total profit: $-12,704
• Equity at exit: $26,839

10-year hold

• IRR: -1.6%
• Equity multiple: 0.91×
• Total profit: $-4,754
• Equity at exit: $15,563

Cash invested: $50,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$192 /mo · $2,307/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $349

Break-even live

Break-even rent $1,533

Max offer price $180,000

Occupancy floor 77%

Sensitivity live

Price	-10% $451	-5% $400	+0% $349	+5% $298	+10% $247
Rent	-10% $193	-5% $271	+0% $349	+5% $427	+10% $505
Rate	-1.0pp $440	-0.5pp $395	base $349	+0.5pp $303	+1.0pp $255

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-13
   days on market $180,000 Pending 7 DOM
2. 2026-06-05
   statusdays on market $180,000 Pending 6 DOM
3. 2026-06-03
   days on market $180,000 Active 5 DOM
4. 2026-06-02
   days on market $180,000 Active 4 DOM
5. 2026-06-01
   days on market $180,000 Active 3 DOM
6. 2026-05-31
   days on market $180,000 Active 2 DOM
7. 2026-05-30
   pricedays on marketlisting id $180,000 Active 1 DOM
8. 2026-05-07
   price $200,000 504-char remark
9. 2026-05-03
   status Active 504-char remark
10. 2026-04-30
    historical 504-char remark
11. 2026-04-02
    status Active 504-char remark
12. 2026-03-31
    historical 504-char remark
13. 2026-01-01
    status Active 504-char remark
14. 2025-12-31
    historical 504-char remark
15. 2025-12-08
    price $210,000 504-char remark
16. 2025-10-16
    status Active 504-char remark
17. 2025-10-16
    price $220,000 504-char remark
18. 2025-10-10
    historical 504-char remark
19. 2025-09-15
    price $230,000 504-char remark
20. 2025-07-10
    listed $235,000 Active 504-char remark
21. 2017-10-12
    soldstatus 890-char remark

    Show marketing remark (890 chars)

    Updated home with a very large, open plan. Four bedroom , two bath, gray granite counter tops in kitchen, wall oven, and gorgeous back splash in the new gray tones and a stainless refrigerator. here is 14 x14 ceramic tile in kitchen I matching gray tones, There is a breakfast bar that is open to the family room which boast a wall of brick and fireplace with a New cedar mantle. Laminate flooring throughout, (no carpet) A spacious laundry room complete with washer and dryer. The fourth bedroom is very large with two closets and completely private from the other three bedrooms. The back yard is very private and has a new slab patio that is completely private from the houses on either side. Move in ready. The home is literally five minutes from The Natchez Trace and area shopping., library, and area schools and Mississippi College. Perfect area for access to the upcoming Tire Plant

22. 2017-10-12
    soldstatus

    Show marketing remark (890 chars)

    Updated home with a very large, open plan. Four bedroom , two bath, gray granite counter tops in kitchen, wall oven, and gorgeous back splash in the new gray tones and a stainless refrigerator. here is 14 x14 ceramic tile in kitchen I matching gray tones, There is a breakfast bar that is open to the family room which boast a wall of brick and fireplace with a New cedar mantle. Laminate flooring throughout, (no carpet) A spacious laundry room complete with washer and dryer. The fourth bedroom is very large with two closets and completely private from the other three bedrooms. The back yard is very private and has a new slab patio that is completely private from the houses on either side. Move in ready. The home is literally five minutes from The Natchez Trace and area shopping., library, and area schools and Mississippi College. Perfect area for access to the upcoming Tire Plant

23. 2017-09-06
    listed $144,900 890-char remark

    Show marketing remark (890 chars)

    Updated home with a very large, open plan. Four bedroom , two bath, gray granite counter tops in kitchen, wall oven, and gorgeous back splash in the new gray tones and a stainless refrigerator. here is 14 x14 ceramic tile in kitchen I matching gray tones, There is a breakfast bar that is open to the family room which boast a wall of brick and fireplace with a New cedar mantle. Laminate flooring throughout, (no carpet) A spacious laundry room complete with washer and dryer. The fourth bedroom is very large with two closets and completely private from the other three bedrooms. The back yard is very private and has a new slab patio that is completely private from the houses on either side. Move in ready. The home is literally five minutes from The Natchez Trace and area shopping., library, and area schools and Mississippi College. Perfect area for access to the upcoming Tire Plant

24. 1987-06-01
    soldstatus

ⓘ 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: $2,307 · $192/mo
• Projected year-2 tax: $2,307 · $192/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 · 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: $23,703
• − Mortgage interest: −$10,083
• − Property taxes: −$2,307
• − Insurance: −$900
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$5,236
• Taxable income: $1,384
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $3,859/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

+24.2% since first listed

22 events — show timeline

• 2026-06-11 Pending — MLSU
• 2026-06-10 Relisted — MLSU
• 2026-06-04 Pending — MLSU
• 2026-05-29 Listing Removed — MLSU
• 2026-05-29 Listed $180,000 MLSU
• 2026-05-07 Price Changed $200,000 MLSU
• 2026-05-03 Relisted — MLSU
• 2026-04-30 Listing Removed — MLSU
• 2026-04-02 Relisted — MLSU
• 2026-03-31 Listing Removed — MLSU
• 2026-01-01 Relisted — MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-12-08 Price Changed $210,000 MLSU
• 2025-10-16 Relisted — MLSU
• 2025-10-16 Price Changed $220,000 MLSU
• 2025-10-10 Listing Removed — MLSU
• 2025-09-15 Price Changed $230,000 MLSU
• 2025-07-10 Listed $235,000 MLSU
• 2017-10-12 Sold (Public Records) — Public Records
• 2017-10-12 Sold (MLS) — MLSU
• 2017-09-06 Listed $144,900 MLSU
• 1987-06-01 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,307 · +2.9% YoY. Source: county tax records.