703 Franklin Dr · Clinton, MS 39056

$192,000

3 bd · 2.0 ba · 1,781 sqft · SingleFamily public records · 62 Days on market

Built 1963 0.36 ac lot $108/sqft · 9% below area Est $211k · 9% 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 +21.6/30.0
• ARV discount +11.5/15.0
• DSCR +6.9/10.0
• Schools +4.8/10.0
• 1% rule +4.6/10.0
• 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

Freshened and ready for a new owner! This one story, 3 bedroom, 2 bath home features fresh paint and updated bathrooms. Entering you'll find an expansive living/dining combo which connects to the kitchen complete with a large area to use as a breakfast area or seating area for the people who always like to gather with the cook in the kitchen. Just off the kitchen is a huge ''bonus'' room the current owners used as a family room. It's a perfect game room, den, exercise room or home office having it's own entrance. Each bedroom has ample closet space and natural lighting. The primary bedroom offers abundant light and a private bath. Out back you'll find a fenced yard, shed and covered parking for the toys. Take a walk to schools, parks and gain easy access to both the Trace and I20. Affordable and convenient, this is it!

Key facts

• Natural lighting
• Huge bonus room
• Ample closet space

Tags

• UPDATED BATHROOMS
• EXPANSIVE LIVING DINING COMBO
• BREAKFAST AREA
• HUGE BONUS ROOM
• AMPLE CLOSET SPACE
• NATURAL LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $290 ($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 $185k (3.8% below list).
• Recommended offer: $180k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Market conditions: Rents falling (-3.7%/yr); 233 active listings in the ZIP; 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 62 days — a 6% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $180,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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: 0.96% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (median comp): $210,598
• List price: $192,000
• Delta: -8.83%
• 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
107 Murial St	0.11mi	3/2.0	1,782 (+0%)	2mo	$239,900	$135	93
705 Pinehurst St	0.08mi	3/2.0	1,692 (-5%)	0mo	$212,500	$126	88
1406 Post Rd	0.33mi	3/2.0	1,871 (+5%)	3mo	$249,500	$133	74
708 Tanglewood Dr	0.08mi	3/2.0	1,528 (-14%)	0mo	$220,000	$144	72
105 Mcree Dr	0.41mi	3/2.0	1,671 (-6%)	3mo	$219,000	$131	68
707 Berkshire St	0.52mi	4/3.0 (+1)	1,813 (+2%)	1mo	$225,000	$124	63
1409 Post Rd	0.33mi	3/2.0	2,000 (+12%)	3mo	$194,000	$97	61
807 Normandy Dr	0.65mi	4/2.0 (+1)	1,833 (+3%)	1mo	$249,900	$136	59
1013 Normandy Dr	0.59mi	4/2.0 (+1)	1,893 (+6%)	2mo	$225,000	$119	55
601 Bellevue St	0.48mi	4/2.5 (+1)	1,648 (-8%)	4mo	$212,000	$129	54
711 E Leake St	0.56mi	4/2.0 (+1)	1,582 (-11%)	4mo	$259,900	$164	47
4 Southwood Blvd	0.74mi	4/3.0 (+1)	1,987 (+12%)	0mo	$158,000	$80	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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-18,101
• Equity at exit: $28,628

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-13,154
• Equity at exit: $16,601

Cash invested: $53,760 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,848 medium
• Mortgage (P&I): −$1,007
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $290

Break-even live

Break-even rent $1,480

Max offer price $192,000

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $192,000 Active 62 DOM
2. 2026-06-17
   days on market $192,000 Active 61 DOM
3. 2026-06-16
   days on market $192,000 Active 60 DOM
4. 2026-06-15
   days on market $192,000 Active 59 DOM
5. 2026-06-14
   days on market $192,000 Active 57 DOM
6. 2026-06-13
   days on market $192,000 Active 56 DOM
7. 2026-06-10
   days on market $192,000 Active 54 DOM
8. 2026-06-09
   days on market $192,000 Active 53 DOM
9. 2026-06-08
   days on market $192,000 Active 52 DOM
10. 2026-06-07
    days on market $192,000 Active 51 DOM
11. 2026-06-05
    days on market $192,000 Active 48 DOM
12. 2026-06-03
    days on market $192,000 Active 47 DOM
13. 2026-06-03
    price $192,000 Active 46 DOM
14. 2026-06-02
    days on market $205,000 Active 46 DOM
15. 2026-06-01
    days on market $205,000 Active 45 DOM
16. 2026-05-31
    days on market $205,000 Active 44 DOM
17. 2026-05-30
    days on market $205,000 Active 43 DOM
18. 2026-04-17
    listed $205,000 Active 830-char remark

    Show marketing remark (830 chars)

    Freshened and ready for a new owner! This one story, 3 bedroom, 2 bath home features fresh paint and updated bathrooms. Entering you'll find an expansive living/dining combo which connects to the kitchen complete with a large area to use as a breakfast area or seating area for the people who always like to gather with the cook in the kitchen. Just off the kitchen is a huge ''bonus'' room the current owners used as a family room. It's a perfect game room, den, exercise room or home office having it's own entrance. Each bedroom has ample closet space and natural lighting. The primary bedroom offers abundant light and a private bath. Out back you'll find a fenced yard, shed and covered parking for the toys. Take a walk to schools, parks and gain easy access to both the Trace and I20. Affordable and convenient, this is it!

19. 2026-04-02
    historical
20. 2026-03-20
    price $199,000
21. 2026-02-18
    price $210,000
22. 2025-10-27
    price $225,000
23. 2025-10-02
    listed $229,900 Active
24. 2018-05-30
    soldstatus
25. 2009-09-29
    soldstatus
26. 2009-09-28
    soldstatus
27. 2009-07-06
    listed $99,000
28. 2001-10-31
    soldstatus
29. 1963-08-28
    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: $991 · $83/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$526/yr (+$44/mo · 53.1%)

ⓘ 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 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: $22,175
• − Mortgage interest: −$10,755
• − Property taxes: −$991
• − Insurance: −$960
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$5,585
• Taxable income: $335
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $3,404/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

+107.1% since first listed

12 events — show timeline

• 2026-04-17 Listed $205,000 MLSU
• 2026-04-02 Listing Removed — MLSU
• 2026-03-20 Price Changed $199,000 MLSU
• 2026-02-18 Price Changed $210,000 MLSU
• 2025-10-27 Price Changed $225,000 MLSU
• 2025-10-02 Listed $229,900 MLSU
• 2018-05-30 Sold (Public Records) — Public Records
• 2009-09-29 Sold (MLS) — MLSU
• 2009-09-28 Sold (Public Records) — Public Records
• 2009-07-06 Listed $99,000 MLSU
• 2001-10-31 Sold (Public Records) — Public Records
• 1963-08-28 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $991 · +3.7% YoY. Source: county tax records.