708 Tanglewood Dr · Clinton, MS 39056

$220,000

3 bd · 2.0 ba · 1,410 sqft · SingleFamily public records · 115 Days on market

Built 1961 10,018 sqft lot Est $203k · 8% over ↓ 4% 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).

• Cash flow +15.1/30.0
• Schools +4.8/10.0
• DSCR +4.6/10.0
• ARV discount +3.7/15.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 708 Tanglewood Drive, a beautifully updated home in the heart of Clinton where the entire interior has been thoughtfully remodeled. The layout feels fresh and modern, and the improvements make this home truly move-in ready. The spacious kitchen has been completely updated with new countertops, added cabinetry, beautiful vent hood, and new appliances. Recessed lighting in the kitchen, dining, and living areas brightens the main living spaces and ties everything together. Both bathrooms were fully renovated with new tile, flooring, vanities, and fixtures. The hall bath features a new tub, while the primary bath offers a newly built walk-in shower. New luxury vinyl plank flooring ru

Key facts

• Spacious kitchen
• Updated home
• 0.23 acre lot

Tags

• UPDATED HOME
• SPACIOUS KITCHEN
• FULLY RENOVATED BATHROOMS
• NEWLY BUILT WALK-IN SHOWER
• LARGE FENCED BACK YARD

Property features AI

Exterior

• Parking: Carport (2 spaces); Driveway parking; Total parking for 6 vehicles
• Utilities: Public water; Public sewer; Electricity connected; Natural gas not available; Sewer connected; Water connected; Fiber to the house
• Home design: Single-family house; One story; Slab foundation; Brick and siding exterior; Architectural shingle roof; Living area recorded by appraiser
• Construction: Built (year per public records); Brick and siding construction; Slab foundation; Architectural shingle roof
• Exterior features: Porch; Storage building/structure; Full perimeter fencing with chain link and wood; Back yard fencing; Concrete driveway

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: One-level home
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Updated/remodeled interior; Awning(s); Rain gutters
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $74 ($891/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 (16.8% below list).
• Recommended offer: $183k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 $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 115 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $183,138 (16.8% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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: 0.83% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $203,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 Post Rd	0.10mi	3/2.0	1,350 (-4%)	2mo	$185,000	$137	87
708 Tanglewood Dr	0.00mi	3/2.0	1,528 (+8%)	1mo	$220,000	$144	86
703 Lindale Dr	0.22mi	3/2.0	1,450 (+3%)	3mo	$199,900	$138	82
1506 Edgewood Pl	0.36mi	3/2.0	1,426 (+1%)	4mo	$219,500	$154	78
1416 Post Rd	0.36mi	3/2.0	1,437 (+2%)	2mo	$229,900	$160	78
800 Longwood Pl	0.27mi	3/2.0	1,326 (-6%)	6mo	$188,000	$142	72
1021 Tanglewood Cv	0.37mi	3/2.0	1,498 (+6%)	8mo	$224,900	$150	66
102 E Lakeview Cir	0.49mi	3/1.5	1,482 (+5%)	5mo	$159,000	$107	62
209 N Shadow Lake Dr	0.61mi	2/2.0 (-1)	1,425 (+1%)	3mo	$194,900	$137	62
113 Angelia Ln	0.60mi	3/2.0	1,502 (+6%)	0mo	$235,000	$156	61
711 E Leake St	0.50mi	4/2.0 (+1)	1,582 (+12%)	4mo	$259,900	$164	48
212 N Shadow Lake Dr	0.61mi	2/2.0 (-1)	1,570 (+11%)	5mo	$199,900	$127	43

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: -17.1%
• Equity multiple: 0.41×
• Total profit: $-36,352
• Equity at exit: $32,803

10-year hold

• IRR: -15.2%
• Equity multiple: 0.24×
• Total profit: $-46,566
• Equity at exit: $19,022

Cash invested: $61,600 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,831 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$127 /mo · $1,526/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $74

Break-even live

Break-even rent $1,737

Max offer price $220,000

Occupancy floor 91%

Sensitivity live

Price	-10% $199	-5% $136	+0% $74	+5% $12	+10% $-50
Rent	-10% $-70	-5% $2	+0% $74	+5% $147	+10% $219
Rate	-1.0pp $185	-0.5pp $130	base $74	+0.5pp $17	+1.0pp $-41

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: $55,000
• Closing costs: $6,600
• 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	0.28mi
112 E Sproles St Clinton, MS	2.0	1.0	1068	$1,500	$1.40	15d	1	1.06mi

Listing history 7 events

1. 2026-04-11
   status Pending
2. 2026-04-01
   status Active
3. 2026-03-26
   status Pending
4. 2026-03-20
   price $220,000
5. 2026-02-02
   price $225,000
6. 2025-12-09
   listed $230,000 Active
7. 1966-06-14
   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: $1,526 · $127/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$212/yr (+$18/mo · 13.9%)

ⓘ 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 · 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: $21,977
• − Mortgage interest: −$12,323
• − Property taxes: −$1,526
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$6,400
• Taxable loss: −$2,889
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $1,584/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

-4.3% since first listed

7 events — show timeline

• 2026-04-11 Pending — MLSU
• 2026-04-01 Relisted — MLSU
• 2026-03-26 Pending — MLSU
• 2026-03-20 Price Changed $220,000 MLSU
• 2026-02-02 Price Changed $225,000 MLSU
• 2025-12-09 Listed $230,000 MLSU
• 1966-06-14 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,526 · +1.5% YoY. Source: county tax records.