105 Hartfield Pl · Clinton, MS 39056

$169,900

4 bd · 2.0 ba · 1,908 sqft · SingleFamily public records · 39 Days on market

Built 1975 1.00 ac lot $89/sqft · 18% below area Est $211k · 19% under

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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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• 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

Great investment opportunity located in the highly sought-after Clinton Public School District! This spacious home features 4 bedrooms, 2 full bathrooms, a cozy den with fireplace, inviting breakfast nook, and a 2-car garage. The oversized fenced backyard offers endless possibilities for outdoor entertaining, family gatherings, or future enhancements. Conveniently located near schools, shopping, and dining, this property is perfect for investors or buyers looking to add their personal touch. Don't miss the chance to own in one of the area's most desirable school districts!

Key facts

• Outdoor entertaining
• shopping and dining
• 1 acre lot

Tags

• CLINTON PUBLIC SCHOOL DISTRICT
• OVERSIZED FENCED BACKYARD
• OUTDOOR ENTERTAINING
• SHOPPING AND DINING

Property features AI

Exterior

• Parking: Attached garage with 4 spaces; Garage door opener; Concrete driveway
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Cable available; Phone available; Sewer available; Water connected
• Home design: Single-family residence (house); One story; Located on a cul-de-sac; Residential estate zoning; Fixer condition
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Private yard; Back yard fencing; Privacy fence; Greenhouse; Outbuilding; Storage

Interior

• Kitchen: Cooktop; Oven
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace insert; Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Entrance foyer; Double vanity; Window treatments; Living room fireplace
• Laundry & utility: Laundry room; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• It's been on market 39 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (median comp): $210,808
• List price: $169,900
• Delta: -19.41%
• 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
211 William Dr	0.25mi	4/2.0	1,873 (-2%)	13mo	$217,500	$116	74
403 Hathaway Dr	0.26mi	4/2.0	1,800 (-6%)	13mo	$229,900	$128	67
101 Tam O Shanter	0.34mi	3/2.0 (-1)	1,959 (+3%)	9mo	$205,000	$105	67
102 Lisi Ln	0.37mi	4/2.0	1,778 (-7%)	14mo	$218,900	$123	60
602 Hathaway Dr	0.38mi	3/2.0 (-1)	1,725 (-10%)	7mo	$229,000	$133	56
104 Joys Cv	0.34mi	3/2.0 (-1)	1,639 (-14%)	1mo	$234,500	$143	55
107 Murial St	0.68mi	3/2.0 (-1)	1,782 (-7%)	2mo	$239,900	$135	50
102 Sunrise Dr	0.56mi	4/2.5	2,082 (+9%)	10mo	$249,900	$120	48
104 Jill Cv	0.50mi	3/2.0 (-1)	1,770 (-7%)	17mo	$215,900	$122	46
706 Pinehurst St	0.74mi	4/2.0	1,805 (-5%)	15mo	$215,000	$119	44
705 Pinehurst St	0.72mi	3/2.0 (-1)	1,692 (-11%)	0mo	$212,500	$126	42
705 Lindale St	0.71mi	4/2.0	1,716 (-10%)	14mo	$205,000	$119	38

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-14,640
• Equity at exit: $25,333

10-year hold

• IRR: -3.3%
• Equity multiple: 0.81×
• Total profit: $-9,155
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,708 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$106 /mo · $1,267/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $282

Break-even live

Break-even rent $1,351

Max offer price $169,900

Occupancy floor 79%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5551 Shaw Rd Jackson, MS	1.0–3.0	1.0–2.0	1153	$1,225	$1.06	14d	8	0.90mi
5501 US-80 Jackson, MS	3.0	2.0	1349	$1,231	$0.91	14d	1	1.22mi
5501 US-80 Jackson, MS	3.0	2.0	1349	$1,231	$0.91	44d	1	1.22mi
131 Woodchase Park Dr Clinton, MS	2.0–3.0	2.0	1229	$1,949	$1.59	14d	7	1.33mi

Listing history 26 events

1. 2026-06-18
   days on market $169,900 Active 39 DOM
2. 2026-06-17
   days on market $169,900 Active 38 DOM
3. 2026-06-16
   days on market $169,900 Active 37 DOM
4. 2026-06-15
   days on market $169,900 Active 36 DOM
5. 2026-06-14
   days on market $169,900 Active 34 DOM
6. 2026-06-13
   days on market $169,900 Active 33 DOM
7. 2026-06-10
   days on market $169,900 Active 31 DOM
8. 2026-06-09
   days on market $169,900 Active 30 DOM
9. 2026-06-08
   days on market $169,900 Active 29 DOM
10. 2026-06-07
    days on market $169,900 Active 28 DOM
11. 2026-06-05
    days on market $169,900 Active 25 DOM
12. 2026-06-03
    days on market $169,900 Active 24 DOM
13. 2026-06-02
    days on market $169,900 Active 23 DOM
14. 2026-06-01
    days on market $169,900 Active 22 DOM
15. 2026-05-31
    days on market $169,900 Active 21 DOM
16. 2026-05-30
    days on market $169,900 Active 20 DOM
17. 2026-05-10
    listed $169,900 Active 579-char remark
18. 2021-10-08
    historical
19. 2021-10-01
    historical
20. 2005-09-15
    soldstatus
21. 2005-09-15
    soldstatus
22. 2005-07-11
    listed $120,000
23. 2004-09-17
    listed $125,000
24. 2004-05-05
    listed $134,000
25. 2001-05-29
    soldstatus
26. 1990-07-30
    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: $1,267 · $106/mo
• Projected year-2 tax: $1,342 · $112/mo
• Expected delta: +$75/yr (+$6/mo · 5.9%)

ⓘ 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 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: $20,490
• − Mortgage interest: −$9,517
• − Property taxes: −$1,267
• − Insurance: −$850
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$4,943
• Taxable income: $636
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $3,227/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

+26.8% since first listed

10 events — show timeline

• 2026-05-10 Listed $169,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2005-09-15 Sold (Public Records) — Public Records
• 2005-09-15 Sold (MLS) — MLSU
• 2005-07-11 Listed $120,000 MLSU
• 2004-09-17 Listed $125,000 MLSU
• 2004-05-05 Listed $134,000 MLSU
• 2001-05-29 Sold (Public Records) — Public Records
• 1990-07-30 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,267 · +3.8% YoY. Source: county tax records.