705 Pinehurst St · Clinton, MS 39056

$212,500

3 bd · 2.0 ba · 1,692 sqft · SingleFamily public records · 46 Days on market

Built 1969 0.39 ac lot Est $228k · 7% under

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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 +14.8/30.0
• ARV discount +10.6/15.0
• Schools +4.8/10.0
• DSCR +4.5/10.0
• 1% rule +3.6/10.0
• 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

Great opportunity for a fix and flip, or an addition to your rental portfolio. The house is being sold as-is and will need a renovation.

Key facts

• Improved landscaping
• Open-concept layout
• 0.39 acre lot

Tags

• NEW ARCHITECTURAL SHINGLE ROOF
• FRESHLY PAINTED FRONT PORCH
• IMPROVED LANDSCAPING
• NEW KITCHEN CABINET DOORS
• NEWLY INSTALLED REFRIGERATOR
• OPEN-CONCEPT LAYOUT

Property features AI

Exterior

• Parking: Carport with space for 2 vehicles; Total parking for 2 vehicles
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence, house; One level
• Construction: Brick construction; Slab foundation; Built (year per public records)
• Exterior features: Asphalt shingle roof; Large lot (approximately 0.39 acres)

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Gas water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Updated/remodeled condition; See remarks for additional exterior/interior details

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $59 ($709/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 $183k (13.9% below list).
• Recommended offer: $183k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 2 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 46 days — a 3% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y 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.
• Current owner paid $71k; list at $212k implies a 199% gain — meaningful room to come down on a strong offer.

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 $182,916 (13.9% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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?
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: 0.86% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $228,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Pinehurst St	0.00mi	3/2.0	1,692 (0%)	0mo	$212,500	$126	100
107 Murial St	0.18mi	3/2.0	1,782 (+5%)	2mo	$239,900	$135	81
708 Tanglewood Dr	0.16mi	3/2.0	1,528 (-10%)	1mo	$220,000	$144	76
105 Mcree Dr	0.49mi	3/2.0	1,671 (-1%)	3mo	$219,000	$131	73
703 Lindale Dr	0.07mi	3/2.0	1,450 (-14%)	3mo	$199,900	$138	70
1406 Post Rd	0.34mi	3/2.0	1,871 (+11%)	3mo	$249,500	$133	64
601 Bellevue St	0.56mi	4/2.5 (+1)	1,648 (-3%)	4mo	$212,000	$129	59
113 Angelia Ln	0.48mi	3/2.0	1,502 (-11%)	0mo	$235,000	$156	59
711 E Leake St	0.64mi	4/2.0 (+1)	1,582 (-6%)	4mo	$259,900	$164	51
707 Berkshire St	0.59mi	4/3.0 (+1)	1,813 (+7%)	1mo	$225,000	$124	51
807 Normandy Dr	0.70mi	4/2.0 (+1)	1,833 (+8%)	1mo	$249,900	$136	48
1013 Normandy Dr	0.61mi	4/2.0 (+1)	1,893 (+12%)	2mo	$225,000	$119	45

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: -17.7%
• Equity multiple: 0.39×
• Total profit: $-36,054
• Equity at exit: $31,684

10-year hold

• IRR: -16.4%
• Equity multiple: 0.20×
• Total profit: $-47,360
• Equity at exit: $18,373

Cash invested: $59,500 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,829 medium
• Mortgage (P&I): −$1,114
• Tax from tax record: −$183 /mo · $2,196/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $59

Break-even live

Break-even rent $1,754

Max offer price $212,500

Occupancy floor 92%

Sensitivity live

Price	-10% $179	-5% $119	+0% $59	+5% $-1	+10% $-61
Rent	-10% $-85	-5% $-13	+0% $59	+5% $131	+10% $204
Rate	-1.0pp $166	-0.5pp $113	base $59	+0.5pp $4	+1.0pp $-52

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: $53,125
• Closing costs: $6,375
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 McRee Dr Clinton, MS	3.0	2.0	1200	$1,600	$1.33	23d	1	0.43mi
112 E Sproles St Clinton, MS	2.0	1.0	1068	$1,500	$1.40	15d	1	1.24mi

Listing history 29 events

1. 2026-04-15
   status Pending
2. 2026-04-10
   price $212,500
3. 2026-03-22
   price $213,500
4. 2026-02-27
   listed $215,000 Active
5. 2026-02-02
   status Active
6. 2026-01-19
   price $204,400
7. 2025-12-28
   price $204,900
8. 2025-11-07
   status Active
9. 2025-10-30
   status Pending
10. 2025-10-30
    historical
11. 2025-10-30
    historical
12. 2025-10-22
    price $209,900
13. 2025-08-11
    price $215,000
14. 2025-08-01
    listed $239,900 Active
15. 2023-11-07
    soldstatus Closed 136-char remark

    Show marketing remark (136 chars)

    Great opportunity for a fix and flip, or an addition to your rental portfolio. The house is being sold as-is and will need a renovation.

16. 2023-11-06
    soldstatus
17. 2023-09-27
    status Pending 136-char remark

    Show marketing remark (136 chars)

    Great opportunity for a fix and flip, or an addition to your rental portfolio. The house is being sold as-is and will need a renovation.

18. 2023-09-22
    listed $80,000 Active 136-char remark

    Show marketing remark (136 chars)

    Great opportunity for a fix and flip, or an addition to your rental portfolio. The house is being sold as-is and will need a renovation.

19. 2021-10-04
    historical
20. 2008-01-07
    soldstatus
21. 2007-11-08
    listed $53,900
22. 2004-10-05
    soldstatus
23. 2004-02-18
    soldstatus
24. 2003-12-29
    listed $59,900
25. 2003-09-26
    soldstatus
26. 2002-09-24
    soldstatus
27. 1998-11-13
    listed $82,500
28. 1997-10-15
    soldstatus $71,000
29. 1994-05-24
    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: $2,196 · $183/mo
• Projected year-2 tax: $2,196 · $183/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 ≥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: $21,950
• − Mortgage interest: −$11,903
• − Property taxes: −$2,196
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$6,182
• Taxable loss: −$2,906
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $1,407/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

+199.3% since first listed

29 events — show timeline

• 2026-04-15 Pending — MLSU
• 2026-04-10 Price Changed $212,500 MLSU
• 2026-03-22 Price Changed $213,500 MLSU
• 2026-02-27 Listed $215,000 MLSU
• 2026-02-02 Relisted — MLSU
• 2026-01-19 Price Changed $204,400 MLSU
• 2025-12-28 Price Changed $204,900 MLSU
• 2025-11-07 Relisted — MLSU
• 2025-10-30 Pending — MLSU
• 2025-10-30 Listing Removed — MLSU
• 2025-10-30 Listing Removed — MLSU
• 2025-10-22 Price Changed $209,900 MLSU
• 2025-08-11 Price Changed $215,000 MLSU
• 2025-08-01 Listed $239,900 MLSU
• 2023-11-07 Sold (MLS) — MLSU
• 2023-11-06 Sold (Public Records) — Public Records
• 2023-09-27 Pending — MLSU
• 2023-09-22 Listed $80,000 MLSU
• 2021-10-04 Listing Removed — MLSU
• 2008-01-07 Sold (Public Records) — Public Records
• 2007-11-08 Listed $53,900 MLSU
• 2004-10-05 Sold (Public Records) — Public Records
• 2004-02-18 Sold (MLS) — MLSU
• 2003-12-29 Listed $59,900 MLSU
• 2003-09-26 Sold (Public Records) — Public Records
• 2002-09-24 Sold (Public Records) — Public Records
• 1998-11-13 Listed $82,500 MLSU
• 1997-10-15 Sold (Public Records) $71,000 Public Records
• 1994-05-24 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $2,196 · +2.8% YoY. Source: county tax records.