1608 Melrose Pl · Clinton, MS 39056

$175,000

3 bd · 2.0 ba · 1,494 sqft · SingleFamily public records · 6 Days on market

Built 1975 0.36 ac lot Est $205k · 14% 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 +21.1/30.0
• ARV discount +14.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.3/10.0
• 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

Welcome to 1608 Melrose Place, a home located in a well-established neighborhood of Clinton, MS. This property offers convenient access to local schools, shopping, and major roadways, making it ideal for families and commuters alike. The home features a layout with spacious living areas, bedrooms, and plenty of natural light throughout. With its solid structure and inviting curb appeal, this property provides an excellent opportunity for customization and value improvement. Whether you're an investor or a homeowner looking to add personal touches, this home has strong potential in a desirable community setting.

Key facts

• Convenient access
• Major roadways
• Natural light

Tags

• WELL-ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS
• LOCAL SCHOOLS
• MAJOR ROADWAYS
• SPACIOUS LIVING AREAS
• NATURAL LIGHT

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One level
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built in public-records year
• Exterior features: Slab patio/porch; Other exterior features

Interior

• Kitchen: Cooktop; Dishwasher
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating via fireplace(s); Central air; Ceiling fans
• Interior features: Fireplace in the living room; Fixer condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.0% 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; 1 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 $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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 17y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1975 — 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: 1.03% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $204,678
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 Lindale Dr	0.32mi	3/2.0	1,450 (-3%)	3mo	$199,900	$138	77
113 Angelia Ln	0.56mi	3/2.0	1,502 (+0%)	0mo	$235,000	$156	73
708 Tanglewood Dr	0.50mi	3/2.0	1,528 (+2%)	0mo	$220,000	$144	72
1416 Post Rd	0.53mi	3/2.0	1,437 (-4%)	2mo	$229,900	$160	67
2103 Old Vicksburg Rd	0.35mi	3/2.0	1,316 (-12%)	3mo	$165,000	$125	61
705 Pinehurst St	0.37mi	3/2.0	1,692 (+13%)	0mo	$212,500	$126	60
328 Waterfall Way	0.68mi	2/2.0 (-1)	1,467 (-2%)	2mo	$220,000	$150	59
1110 Post Rd	0.52mi	3/2.0	1,350 (-10%)	1mo	$185,000	$137	58
2123 Old Vicksburg Rd	0.55mi	3/2.0	1,350 (-10%)	2mo	$169,900	$126	56
209 N Shadow Lake Dr	0.71mi	2/2.0 (-1)	1,425 (-5%)	3mo	$194,900	$137	51
100 Villa Way	0.61mi	2/2.0 (-1)	1,652 (+11%)	0mo	$199,900	$121	48
1207 Cherry Stone Cir	0.59mi	3/2.0	1,290 (-14%)	2mo	$127,500	$99	48

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: -10.2%
• Equity multiple: 0.64×
• Total profit: $-17,738
• Equity at exit: $26,093

10-year hold

• IRR: -5.6%
• Equity multiple: 0.69×
• Total profit: $-15,347
• Equity at exit: $15,131

Cash invested: $49,000 (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: 233
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,799 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$181 /mo · $2,175/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $249

Break-even live

Break-even rent $1,483

Max offer price $175,000

Occupancy floor 81%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 McRee Dr Clinton, MS	3.0	2.0	1200	$1,600	$1.33	21d	1	0.79mi

Listing history 6 events

1. 2026-06-18
   days on market $175,000 Active 6 DOM
2. 2026-06-17
   days on market $175,000 Active 5 DOM
3. 2026-06-16
   days on market $175,000 Active 4 DOM
4. 2026-06-15
   days on market $175,000 Active 3 DOM
5. 2026-06-13
   remarks 618-char remark
6. 2026-06-13
   listed $175,000 Active 1 DOM

ⓘ 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: $2,175 · $181/mo
• Projected year-2 tax: $2,175 · $181/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 2/10 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: $21,590
• − Mortgage interest: −$9,803
• − Property taxes: −$2,175
• − Insurance: −$875
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$5,091
• Taxable income: $192
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $2,947/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

+34.7% since first listed

15 events — show timeline

• 2026-06-12 Listed $175,000 MLSU
• 2025-12-15 Relisted — MLSU
• 2025-11-25 Pending — MLSU
• 2025-11-25 Listing Removed — MLSU
• 2025-11-03 Listed $145,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2010-04-30 Sold (Public Records) — Public Records
• 2010-04-30 Sold (MLS) — MLSU
• 2010-01-11 Listed $119,000 MLSU
• 2009-08-14 Listed $124,000 MLSU
• 2009-07-20 Listing Removed — MLSU
• 2009-02-09 Listed $126,000 MLSU
• 2009-02-09 Listing Removed — MLSU
• 2009-01-03 Listed $129,900 MLSU
• 1990-03-30 Sold (Public Records) — Public Records

Property tax history

+23.4%/yr

Latest (2025): $2,175 · +3.0% YoY. Source: county tax records.