17400 Highway 22 · Clinton, MS 39209

$565,000

4 bd · 4.0 ba · 4,074 sqft · SingleFamily public records · 350 Days on market

Built 2007 4.75 ac lot $139/sqft · 35% below area Est $669k · 16% under ↓ 14% since listing

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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).

• ARV discount +14.5/15.0
• Appreciation +10.0/10.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.2/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Luxury Living on 4.75+/- Acres with Stocked Pond in Clinton School District! Located just 10 minutes from Flora and 15 minutes from Clinton! Welcome to this stunning brick estate, offering over 3138 square feet in the main part of the house, nestled on 4.75+/- beautifully wooded acres on a 2+/- acre stocked pond in the Clinton Public School District. This exceptional property combines privacy, space, and luxury living, starting with a wrought iron front gate (manual operation option) and a charming front porch with balcony views. Enter through the leaded glass front door into a gracious formal entryway and large formal dining room, perfect for entertaining. The heart of the home is the chef's kitchen, featuring granite countertops, a white tile backsplash, stainless steel appliances including a wall oven, built-in microwave, range hood, and a 5-burner dual-fuel range. A walk-in pantry with floor-to-ceiling shelving, breakfast bar, and open-concept layout to the living room create a warm and functional living space. The living area boasts large picture windows, a wood-burning fireplace, and custom built-in bookshelves. The first-floor primary suite is a true retreat with private back porch access, a jetted tub, separate shower, and a large walk-in closet. The spacious laundry room offers abundant storage, hanging and folding areas, and a built-in ironing board and a floor safe. Downstairs flooring is tile and wood throughout. Upstairs, you'll find four additional bedrooms, one of which could serve as an office. Three bedrooms open to the rear balcony with serene pond and wooded views. A second primary suite upstairs features two walk-in closets for ultimate convenience. Outdoor living includes a covered back porch, a fully fenced yard, and a large concrete driveway leading to the three-car garage--complete with a 500 square foot heated and cooled storage room. Above the garage is a finished recreation/game room with a full bath which adds an additional 853 square feet of living and entertaining space, ideal for guests or a private escape!!! Total under roof space including main house, covered balconies, garage, bonus room and storage room is approximately 5845 square feet!!! Additional features include: • Central vacuum system throughout (including garage) • Built-in floor safe • Alarm system • 50-amp RV receptacle, RV dump station, and parking pad for RV, boat, or trailer • 250-gallon and 500-gallon propane tanks • New roof installed in 2023 • Home is backup generator ready (generator installed, special instructions required for operation) A gravel driveway on the east side leads to a 27' x 20' workshop with three garage doors, reinforced slab, and direct path to the pond. An additional 4 acres are available for purchase if interested! Don't miss this one-of-a-kind property offering space, privacy, and luxurious features both inside and out. Schedule your private showing today!

Key facts

• Jetted tub
• Chef's kitchen
• Walk-in pantry

Tags

• WROUGHT IRON FRONT GATE
• CHEF'S KITCHEN
• WALK-IN PANTRY
• WOOD-BURNING FIREPLACE
• PRIVATE BACK PORCH ACCESS
• JETTED TUB

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $565k.

Deal economics

• At list price, monthly cash flow is $-2k ($-28k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (71.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (73.4% below list).
• Recommended offer: $150k (73.4% below list) — sets the bar for 1% rule.
• Cap rate 1.4% vs local median 4.3% in Clinton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 165 active listings in the ZIP; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,502/mo this rent would consume 50% of the median local household income ($36k/yr) (locally 1627% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $60k of equity ($4k loan paydown + $56k appreciation (10.0% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$97k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 350 days — a 12% lower offer ($497k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,209 (73.4% 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 350 days. Have you received any prior offers? Is the seller open to a 73% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.27% ✗
• Cap rate: 1.42%
• Cash-on-cash: -17.40%
• DSCR: 0.23
• GRM: 31.3

CMA / ARV

• ARV (median comp): $668,867
• List price: $565,000
• Delta: -15.53%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 2.02×
• Total profit: $161,415
• Equity at exit: $508,997

10-year hold

• IRR: 12.8%
• Equity multiple: 4.73×
• Total profit: $589,728
• Equity at exit: $1,097,671

Cash invested: $158,200 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 31.3×

Monthly cashflow live

• Estimated rent: $1,502 medium
• Mortgage (P&I): −$2,963
• Tax from tax record: −$282 /mo · $3,379/yr
• Insurance: −$235
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-2,293

Break-even live

Break-even rent $4,405

Max offer price $159,881

Occupancy floor —

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: $141,250
• Closing costs: $16,950
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $565,000 Active 350 DOM
2. 2026-06-17
   days on market $565,000 Active 349 DOM
3. 2026-06-16
   days on market $565,000 Active 348 DOM
4. 2026-06-15
   days on market $565,000 Active 347 DOM
5. 2026-06-14
   days on market $565,000 Active 345 DOM
6. 2026-06-13
   days on market $565,000 Active 344 DOM
7. 2026-06-10
   days on market $565,000 Active 342 DOM
8. 2026-06-09
   days on market $565,000 Active 341 DOM
9. 2026-06-08
   days on market $565,000 Active 340 DOM
10. 2026-06-07
    days on market $565,000 Active 339 DOM
11. 2026-06-05
    days on market $565,000 Active 336 DOM
12. 2026-06-03
    days on market $565,000 Active 335 DOM
13. 2026-06-02
    days on market $565,000 Active 334 DOM
14. 2026-06-01
    days on market $565,000 Active 333 DOM
15. 2026-05-31
    days on market $565,000 Active 332 DOM
16. 2026-05-30
    days on market $565,000 Active 331 DOM
17. 2026-04-24
    price $565,000 2989-char remark

    Show marketing remark (2989 chars)

    Luxury Living on 4.75+/- Acres with Stocked Pond in Clinton School District! Located just 10 minutes from Flora and 15 minutes from Clinton! Welcome to this stunning brick estate, offering over 3138 square feet in the main part of the house, nestled on 4.75+/- beautifully wooded acres on a 2+/- acre stocked pond in the Clinton Public School District. This exceptional property combines privacy, space, and luxury living, starting with a wrought iron front gate (manual operation option) and a charming front porch with balcony views. Enter through the leaded glass front door into a gracious formal entryway and large formal dining room, perfect for entertaining. The heart of the home is the chef's kitchen, featuring granite countertops, a white tile backsplash, stainless steel appliances including a wall oven, built-in microwave, range hood, and a 5-burner dual-fuel range. A walk-in pantry with floor-to-ceiling shelving, breakfast bar, and open-concept layout to the living room create a warm and functional living space. The living area boasts large picture windows, a wood-burning fireplace, and custom built-in bookshelves. The first-floor primary suite is a true retreat with private back porch access, a jetted tub, separate shower, and a large walk-in closet. The spacious laundry room offers abundant storage, hanging and folding areas, and a built-in ironing board and a floor safe. Downstairs flooring is tile and wood throughout. Upstairs, you'll find four additional bedrooms, one of which could serve as an office. Three bedrooms open to the rear balcony with serene pond and wooded views. A second primary suite upstairs features two walk-in closets for ultimate convenience. Outdoor living includes a covered back porch, a fully fenced yard, and a large concrete driveway leading to the three-car garage--complete with a 500 square foot heated and cooled storage room. Above the garage is a finished recreation/game room with a full bath which adds an additional 853 square feet of living and entertaining space, ideal for guests or a private escape!!! Total under roof space including main house, covered balconies, garage, bonus room and storage room is approximately 5845 square feet!!! Additional features include: • Central vacuum system throughout (including garage) • Built-in floor safe • Alarm system • 50-amp RV receptacle, RV dump station, and parking pad for RV, boat, or trailer • 250-gallon and 500-gallon propane tanks • New roof installed in 2023 • Home is backup generator ready (generator installed, special instructions required for operation) A gravel driveway on the east side leads to a 27' x 20' workshop with three garage doors, reinforced slab, and direct path to the pond. An additional 4 acres are available for purchase if interested! Don't miss this one-of-a-kind property offering space, privacy, and luxurious features both inside and out. Schedule your private showing today!

18. 2026-04-09
    status Active 2989-char remark

    Show marketing remark (2989 chars)

    Luxury Living on 4.75+/- Acres with Stocked Pond in Clinton School District! Located just 10 minutes from Flora and 15 minutes from Clinton! Welcome to this stunning brick estate, offering over 3138 square feet in the main part of the house, nestled on 4.75+/- beautifully wooded acres on a 2+/- acre stocked pond in the Clinton Public School District. This exceptional property combines privacy, space, and luxury living, starting with a wrought iron front gate (manual operation option) and a charming front porch with balcony views. Enter through the leaded glass front door into a gracious formal entryway and large formal dining room, perfect for entertaining. The heart of the home is the chef's kitchen, featuring granite countertops, a white tile backsplash, stainless steel appliances including a wall oven, built-in microwave, range hood, and a 5-burner dual-fuel range. A walk-in pantry with floor-to-ceiling shelving, breakfast bar, and open-concept layout to the living room create a warm and functional living space. The living area boasts large picture windows, a wood-burning fireplace, and custom built-in bookshelves. The first-floor primary suite is a true retreat with private back porch access, a jetted tub, separate shower, and a large walk-in closet. The spacious laundry room offers abundant storage, hanging and folding areas, and a built-in ironing board and a floor safe. Downstairs flooring is tile and wood throughout. Upstairs, you'll find four additional bedrooms, one of which could serve as an office. Three bedrooms open to the rear balcony with serene pond and wooded views. A second primary suite upstairs features two walk-in closets for ultimate convenience. Outdoor living includes a covered back porch, a fully fenced yard, and a large concrete driveway leading to the three-car garage--complete with a 500 square foot heated and cooled storage room. Above the garage is a finished recreation/game room with a full bath which adds an additional 853 square feet of living and entertaining space, ideal for guests or a private escape!!! Total under roof space including main house, covered balconies, garage, bonus room and storage room is approximately 5845 square feet!!! Additional features include: • Central vacuum system throughout (including garage) • Built-in floor safe • Alarm system • 50-amp RV receptacle, RV dump station, and parking pad for RV, boat, or trailer • 250-gallon and 500-gallon propane tanks • New roof installed in 2023 • Home is backup generator ready (generator installed, special instructions required for operation) A gravel driveway on the east side leads to a 27' x 20' workshop with three garage doors, reinforced slab, and direct path to the pond. An additional 4 acres are available for purchase if interested! Don't miss this one-of-a-kind property offering space, privacy, and luxurious features both inside and out. Schedule your private showing today!

19. 2026-03-20
    historical Active Under Contract 2989-char remark

    Show marketing remark (2989 chars)

    Luxury Living on 4.75+/- Acres with Stocked Pond in Clinton School District! Located just 10 minutes from Flora and 15 minutes from Clinton! Welcome to this stunning brick estate, offering over 3138 square feet in the main part of the house, nestled on 4.75+/- beautifully wooded acres on a 2+/- acre stocked pond in the Clinton Public School District. This exceptional property combines privacy, space, and luxury living, starting with a wrought iron front gate (manual operation option) and a charming front porch with balcony views. Enter through the leaded glass front door into a gracious formal entryway and large formal dining room, perfect for entertaining. The heart of the home is the chef's kitchen, featuring granite countertops, a white tile backsplash, stainless steel appliances including a wall oven, built-in microwave, range hood, and a 5-burner dual-fuel range. A walk-in pantry with floor-to-ceiling shelving, breakfast bar, and open-concept layout to the living room create a warm and functional living space. The living area boasts large picture windows, a wood-burning fireplace, and custom built-in bookshelves. The first-floor primary suite is a true retreat with private back porch access, a jetted tub, separate shower, and a large walk-in closet. The spacious laundry room offers abundant storage, hanging and folding areas, and a built-in ironing board and a floor safe. Downstairs flooring is tile and wood throughout. Upstairs, you'll find four additional bedrooms, one of which could serve as an office. Three bedrooms open to the rear balcony with serene pond and wooded views. A second primary suite upstairs features two walk-in closets for ultimate convenience. Outdoor living includes a covered back porch, a fully fenced yard, and a large concrete driveway leading to the three-car garage--complete with a 500 square foot heated and cooled storage room. Above the garage is a finished recreation/game room with a full bath which adds an additional 853 square feet of living and entertaining space, ideal for guests or a private escape!!! Total under roof space including main house, covered balconies, garage, bonus room and storage room is approximately 5845 square feet!!! Additional features include: • Central vacuum system throughout (including garage) • Built-in floor safe • Alarm system • 50-amp RV receptacle, RV dump station, and parking pad for RV, boat, or trailer • 250-gallon and 500-gallon propane tanks • New roof installed in 2023 • Home is backup generator ready (generator installed, special instructions required for operation) A gravel driveway on the east side leads to a 27' x 20' workshop with three garage doors, reinforced slab, and direct path to the pond. An additional 4 acres are available for purchase if interested! Don't miss this one-of-a-kind property offering space, privacy, and luxurious features both inside and out. Schedule your private showing today!

20. 2026-02-28
    price $575,000 2989-char remark

    Show marketing remark (2989 chars)

    Luxury Living on 4.75+/- Acres with Stocked Pond in Clinton School District! Located just 10 minutes from Flora and 15 minutes from Clinton! Welcome to this stunning brick estate, offering over 3138 square feet in the main part of the house, nestled on 4.75+/- beautifully wooded acres on a 2+/- acre stocked pond in the Clinton Public School District. This exceptional property combines privacy, space, and luxury living, starting with a wrought iron front gate (manual operation option) and a charming front porch with balcony views. Enter through the leaded glass front door into a gracious formal entryway and large formal dining room, perfect for entertaining. The heart of the home is the chef's kitchen, featuring granite countertops, a white tile backsplash, stainless steel appliances including a wall oven, built-in microwave, range hood, and a 5-burner dual-fuel range. A walk-in pantry with floor-to-ceiling shelving, breakfast bar, and open-concept layout to the living room create a warm and functional living space. The living area boasts large picture windows, a wood-burning fireplace, and custom built-in bookshelves. The first-floor primary suite is a true retreat with private back porch access, a jetted tub, separate shower, and a large walk-in closet. The spacious laundry room offers abundant storage, hanging and folding areas, and a built-in ironing board and a floor safe. Downstairs flooring is tile and wood throughout. Upstairs, you'll find four additional bedrooms, one of which could serve as an office. Three bedrooms open to the rear balcony with serene pond and wooded views. A second primary suite upstairs features two walk-in closets for ultimate convenience. Outdoor living includes a covered back porch, a fully fenced yard, and a large concrete driveway leading to the three-car garage--complete with a 500 square foot heated and cooled storage room. Above the garage is a finished recreation/game room with a full bath which adds an additional 853 square feet of living and entertaining space, ideal for guests or a private escape!!! Total under roof space including main house, covered balconies, garage, bonus room and storage room is approximately 5845 square feet!!! Additional features include: • Central vacuum system throughout (including garage) • Built-in floor safe • Alarm system • 50-amp RV receptacle, RV dump station, and parking pad for RV, boat, or trailer • 250-gallon and 500-gallon propane tanks • New roof installed in 2023 • Home is backup generator ready (generator installed, special instructions required for operation) A gravel driveway on the east side leads to a 27' x 20' workshop with three garage doors, reinforced slab, and direct path to the pond. An additional 4 acres are available for purchase if interested! Don't miss this one-of-a-kind property offering space, privacy, and luxurious features both inside and out. Schedule your private showing today!

21. 2025-09-14
    price $588,000 2989-char remark

    Show marketing remark (2989 chars)

    Luxury Living on 4.75+/- Acres with Stocked Pond in Clinton School District! Located just 10 minutes from Flora and 15 minutes from Clinton! Welcome to this stunning brick estate, offering over 3138 square feet in the main part of the house, nestled on 4.75+/- beautifully wooded acres on a 2+/- acre stocked pond in the Clinton Public School District. This exceptional property combines privacy, space, and luxury living, starting with a wrought iron front gate (manual operation option) and a charming front porch with balcony views. Enter through the leaded glass front door into a gracious formal entryway and large formal dining room, perfect for entertaining. The heart of the home is the chef's kitchen, featuring granite countertops, a white tile backsplash, stainless steel appliances including a wall oven, built-in microwave, range hood, and a 5-burner dual-fuel range. A walk-in pantry with floor-to-ceiling shelving, breakfast bar, and open-concept layout to the living room create a warm and functional living space. The living area boasts large picture windows, a wood-burning fireplace, and custom built-in bookshelves. The first-floor primary suite is a true retreat with private back porch access, a jetted tub, separate shower, and a large walk-in closet. The spacious laundry room offers abundant storage, hanging and folding areas, and a built-in ironing board and a floor safe. Downstairs flooring is tile and wood throughout. Upstairs, you'll find four additional bedrooms, one of which could serve as an office. Three bedrooms open to the rear balcony with serene pond and wooded views. A second primary suite upstairs features two walk-in closets for ultimate convenience. Outdoor living includes a covered back porch, a fully fenced yard, and a large concrete driveway leading to the three-car garage--complete with a 500 square foot heated and cooled storage room. Above the garage is a finished recreation/game room with a full bath which adds an additional 853 square feet of living and entertaining space, ideal for guests or a private escape!!! Total under roof space including main house, covered balconies, garage, bonus room and storage room is approximately 5845 square feet!!! Additional features include: • Central vacuum system throughout (including garage) • Built-in floor safe • Alarm system • 50-amp RV receptacle, RV dump station, and parking pad for RV, boat, or trailer • 250-gallon and 500-gallon propane tanks • New roof installed in 2023 • Home is backup generator ready (generator installed, special instructions required for operation) A gravel driveway on the east side leads to a 27' x 20' workshop with three garage doors, reinforced slab, and direct path to the pond. An additional 4 acres are available for purchase if interested! Don't miss this one-of-a-kind property offering space, privacy, and luxurious features both inside and out. Schedule your private showing today!

22. 2025-07-03
    listed $590,000 Active 2989-char remark

    Show marketing remark (2989 chars)

    Luxury Living on 4.75+/- Acres with Stocked Pond in Clinton School District! Located just 10 minutes from Flora and 15 minutes from Clinton! Welcome to this stunning brick estate, offering over 3138 square feet in the main part of the house, nestled on 4.75+/- beautifully wooded acres on a 2+/- acre stocked pond in the Clinton Public School District. This exceptional property combines privacy, space, and luxury living, starting with a wrought iron front gate (manual operation option) and a charming front porch with balcony views. Enter through the leaded glass front door into a gracious formal entryway and large formal dining room, perfect for entertaining. The heart of the home is the chef's kitchen, featuring granite countertops, a white tile backsplash, stainless steel appliances including a wall oven, built-in microwave, range hood, and a 5-burner dual-fuel range. A walk-in pantry with floor-to-ceiling shelving, breakfast bar, and open-concept layout to the living room create a warm and functional living space. The living area boasts large picture windows, a wood-burning fireplace, and custom built-in bookshelves. The first-floor primary suite is a true retreat with private back porch access, a jetted tub, separate shower, and a large walk-in closet. The spacious laundry room offers abundant storage, hanging and folding areas, and a built-in ironing board and a floor safe. Downstairs flooring is tile and wood throughout. Upstairs, you'll find four additional bedrooms, one of which could serve as an office. Three bedrooms open to the rear balcony with serene pond and wooded views. A second primary suite upstairs features two walk-in closets for ultimate convenience. Outdoor living includes a covered back porch, a fully fenced yard, and a large concrete driveway leading to the three-car garage--complete with a 500 square foot heated and cooled storage room. Above the garage is a finished recreation/game room with a full bath which adds an additional 853 square feet of living and entertaining space, ideal for guests or a private escape!!! Total under roof space including main house, covered balconies, garage, bonus room and storage room is approximately 5845 square feet!!! Additional features include: • Central vacuum system throughout (including garage) • Built-in floor safe • Alarm system • 50-amp RV receptacle, RV dump station, and parking pad for RV, boat, or trailer • 250-gallon and 500-gallon propane tanks • New roof installed in 2023 • Home is backup generator ready (generator installed, special instructions required for operation) A gravel driveway on the east side leads to a 27' x 20' workshop with three garage doors, reinforced slab, and direct path to the pond. An additional 4 acres are available for purchase if interested! Don't miss this one-of-a-kind property offering space, privacy, and luxurious features both inside and out. Schedule your private showing today!

23. 2025-05-31
    historical
24. 2025-05-06
    price $619,900
25. 2025-03-07
    price $639,900
26. 2024-11-20
    price $649,900
27. 2024-10-02
    listed $659,900 Active

ⓘ 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: $3,379 · $282/mo
• Projected year-2 tax: $4,464 · $372/mo
• Expected delta: +$1,084/yr (+$90/mo · 32.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $18,025
• − Mortgage interest: −$31,649
• − Property taxes: −$3,379
• − Insurance: −$2,825
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$16,436
• Taxable loss: −$39,148
• Est. tax savings @ 24.0%: +$9,396
• After-tax cash flow: $-18,124/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

• County: Hinds County · 167,040 people
• City population: 26,836
• Metro: Jackson, MS
• Population (ZIP): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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: Predominantly Black (90%)
• Race & ethnicity: Black 90% White 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-14.4% since first listed

11 events — show timeline

• 2026-04-24 Price Changed $565,000 MLSU
• 2026-04-09 Relisted — MLSU
• 2026-03-20 Contingent — MLSU
• 2026-02-28 Price Changed $575,000 MLSU
• 2025-09-14 Price Changed $588,000 MLSU
• 2025-07-03 Listed $590,000 MLSU
• 2025-05-31 Listing Removed — MLSU
• 2025-05-06 Price Changed $619,900 MLSU
• 2025-03-07 Price Changed $639,900 MLSU
• 2024-11-20 Price Changed $649,900 MLSU
• 2024-10-02 Listed $659,900 MLSU

Property tax history

-0.6%/yr

Latest (2025): $3,379 · +4.1% YoY. Source: county tax records.