1301 Beverly Dr · Clinton, MS 39056

$225,000

4 bd · 2.0 ba · 2,358 sqft · SingleFamily public records · 283 Days on market

Built 1968 0.46 ac lot $95/sqft · at area comps Est $231k · at est. ↓ 8% since listing

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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 +19.4/30.0
• ARV discount +8.7/15.0
• DSCR +6.1/10.0
• Schools +4.8/10.0
• 1% rule +3.9/10.0
• 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

Spacious 4-bedroom, 2-bath home on a large corner lot in the award-wining Clinton Public School District! Featuring generous living areas throughout, a beautiful covered back porch for relaxing evenings or weekend BBQs, and a fenced backyard for privacy. The garage offers built-in cabinetry plus an additional storage room, with a backyard storage shed for extra space. Conveniently located close to schools and outdoor recreation. Home is being sold as-is.

Key facts

• Close to schools
• Built-in cabinetry
• Fenced backyard

Tags

• CORNER LOT
• COVERED BACK PORCH
• FENCED BACKYARD
• BUILT-IN CABINETRY
• BACKYARD STORAGE SHED
• CLOSE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (11.3% below list).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• 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 $2k of loan paydown is wiped out by about $7k 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 283 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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 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?
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: 0.89% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

• ARV (median comp): $231,368
• List price: $225,000
• Delta: -2.75%
• 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
1505 Rosemont Dr	0.36mi	4/2.0	2,280 (-3%)	7mo	$215,000	$94	72
1201 Manchester Dr	0.29mi	5/2.0 (+1)	2,335 (-1%)	11mo	$260,000	$111	71
603 Herndon Hl	0.48mi	4/3.0	2,432 (+3%)	8mo	$239,000	$98	62
1419 Huntcliff Way	0.62mi	4/3.0	2,235 (-5%)	2mo	$269,000	$120	57
1421 Huntcliff Way	0.64mi	3/2.0 (-1)	2,209 (-6%)	3mo	$245,000	$111	52
1201 Canterbury Ln	0.73mi	4/2.0	2,268 (-4%)	9mo	$280,000	$123	52
219 Mcree Dr	0.71mi	3/2.5 (-1)	2,229 (-6%)	0mo	$175,000	$79	51
120 Catalina Cv	0.64mi	3/2.0 (-1)	2,496 (+6%)	6mo	$304,000	$122	50
504 Hampton St	0.64mi	3/2.0 (-1)	2,218 (-6%)	8mo	$219,900	$99	49
1422 Huntcliff Way	0.65mi	3/2.0 (-1)	2,168 (-8%)	8mo	$253,000	$117	45
1215 Cliffdale Dr	0.71mi	3/2.0 (-1)	2,224 (-6%)	11mo	$230,000	$103	43
100 Navajo Cir	0.75mi	4/2.5	2,033 (-14%)	4mo	$305,000	$150	37

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: -11.8%
• Equity multiple: 0.58×
• Total profit: $-26,312
• Equity at exit: $33,548

10-year hold

• IRR: -7.2%
• Equity multiple: 0.60×
• Total profit: $-25,225
• Equity at exit: $19,454

Cash invested: $63,000 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $253

Break-even live

Break-even rent $1,675

Max offer price $225,000

Occupancy floor 82%

Sensitivity live

Price	-10% $380	-5% $317	+0% $253	+5% $189	+10% $126
Rent	-10% $95	-5% $174	+0% $253	+5% $332	+10% $411
Rate	-1.0pp $366	-0.5pp $310	base $253	+0.5pp $195	+1.0pp $135

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-31
   status $225,000 Pending 283 DOM
2. 2026-05-31
   days on market $225,000 Active 283 DOM
3. 2026-05-30
   days on market $225,000 Active 282 DOM
4. 2025-12-07
   price $225,000 458-char remark

   Show marketing remark (458 chars)

   Spacious 4-bedroom, 2-bath home on a large corner lot in the award-wining Clinton Public School District! Featuring generous living areas throughout, a beautiful covered back porch for relaxing evenings or weekend BBQs, and a fenced backyard for privacy. The garage offers built-in cabinetry plus an additional storage room, with a backyard storage shed for extra space. Conveniently located close to schools and outdoor recreation. Home is being sold as-is.

5. 2025-08-21
   listed $245,000 Active 458-char remark

   Show marketing remark (458 chars)

   Spacious 4-bedroom, 2-bath home on a large corner lot in the award-wining Clinton Public School District! Featuring generous living areas throughout, a beautiful covered back porch for relaxing evenings or weekend BBQs, and a fenced backyard for privacy. The garage offers built-in cabinetry plus an additional storage room, with a backyard storage shed for extra space. Conveniently located close to schools and outdoor recreation. Home is being sold as-is.

6. 1973-06-27
   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: $597 · $50/mo
• Projected year-2 tax: $1,778 · $148/mo
• Expected delta: +$1,180/yr (+$98/mo · 197.6%)

ⓘ 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: $23,945
• − Mortgage interest: −$12,603
• − Property taxes: −$597
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$6,545
• Taxable loss: −$758
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $3,217/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

-8.2% since first listed

3 events — show timeline

• 2025-12-07 Price Changed $225,000 MLSU
• 2025-08-21 Listed $245,000 MLSU
• 1973-06-27 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $597 · +6.9% YoY. Source: county tax records.