1011 Laurelwood Dr · Clinton, MS 39056

$189,000

3 bd · 2.0 ba · 1,821 sqft · SingleFamily public records · 23 Days on market

Built 1966 0.29 ac lot $104/sqft · 17% below area Est $228k · 17% 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• 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 MLS

SPACIOUS home nestled in the Clinton Park subdivision. It is 3 bedrooms 2 bathrooms with cozy space everywhere you look! This home has so much potential whether you are an investor or looking for that perfect fixer-upper under market value! As you walk in the front door, you come to the foyer with parquet floors! There is a HUGE living area/dining area where the sky is the limit on what you can do with it. The kitchen is is a good size with a fireplace/living area right beside it. It has a laundry room with a storage room on one side and potential for mudroom or dining nook on the other. The home features 3 bedrooms, one of which is the master with a bathroom and 3 closets. The master bedroom has an exterior door right to your back porch. The back yard is a fabulous size WITH a shed! The back porch has a covered patio area for all your entertaining needs. If you need space, look no further!! Call your favorite realtor for a private viewing.

Key facts

• Three closets
• Parquet floors
• Private bath

Tags

• SPACIOUS FOYER
• PARQUET FLOORS
• HUGE LIVING AND DINING AREA
• COZY FIREPLACE SITTING AREA
• PRIVATE BATH
• THREE CLOSETS

Property features AI

Finance

• Other: Lot approximately 0.29 acres
• Financial info: Financial details not provided for listing
• HOA & community: No HOA information provided

Exterior

• Parking: 2-car carport; Driveway with concrete surface
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family house; One level
• Construction: Brick construction; Slab foundation; Asphalt shingle roof; Built year sourced from public records
• Exterior features: Patio; Partial fencing

Interior

• Kitchen: Cooktop (electric); Oven; Dishwasher; Refrigerator
• Bedrooms: Bedrooms information not provided
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Hot water heating; Fireplace(s); Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Aluminum-framed windows; Smoke detector(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $228 ($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 (2.3% below list).
• Recommended offer: $185k (2.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 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 23 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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 $184,650 (2.3% below list)

Questions for the listing agent

1. Built in 1966 — 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: 0.98% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (median comp): $227,788
• List price: $189,000
• Delta: -12.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1406 Post Rd	0.19mi	3/2.0	1,871 (+3%)	3mo	$249,500	$133	84
1013 Normandy Dr	0.07mi	4/2.0 (+1)	1,893 (+4%)	2mo	$225,000	$119	83
807 Normandy Dr	0.28mi	4/2.0 (+1)	1,833 (+1%)	1mo	$249,900	$136	80
1409 Post Rd	0.19mi	3/2.0	2,000 (+10%)	3mo	$194,000	$97	72
707 Berkshire St	0.42mi	4/3.0 (+1)	1,813 (-0%)	1mo	$225,000	$124	70
107 Murial St	0.60mi	3/2.0	1,782 (-2%)	2mo	$239,900	$135	67
705 Pinehurst St	0.54mi	3/2.0	1,692 (-7%)	0mo	$212,500	$126	63
1214 Pineview Dr	0.42mi	3/2.0	1,628 (-11%)	3mo	$209,900	$129	60
121 Trace Pointe Pl	0.53mi	4/2.0 (+1)	1,907 (+5%)	3mo	$371,000	$195	60
105 Mcree Dr	0.70mi	3/2.0	1,671 (-8%)	3mo	$219,000	$131	51
100 Villa Way	0.67mi	2/2.0 (-1)	1,652 (-9%)	0mo	$199,900	$121	48
143 Navajo Cir	0.74mi	4/3.0 (+1)	1,984 (+9%)	2mo	$314,900	$159	40

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: -11.5%
• Equity multiple: 0.59×
• Total profit: $-21,523
• Equity at exit: $28,181

10-year hold

• IRR: -7.2%
• Equity multiple: 0.60×
• Total profit: $-21,016
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$161 /mo · $1,928/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $228

Break-even live

Break-even rent $1,558

Max offer price $189,000

Occupancy floor 83%

Sensitivity live

Price	-10% $335	-5% $282	+0% $228	+5% $175	+10% $121
Rent	-10% $82	-5% $155	+0% $228	+5% $301	+10% $374
Rate	-1.0pp $323	-0.5pp $276	base $228	+0.5pp $179	+1.0pp $129

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $189,000 Active 23 DOM
2. 2026-06-18
   days on market $189,000 Active 20 DOM
3. 2026-06-17
   days on market $189,000 Active 19 DOM
4. 2026-06-16
   days on market $189,000 Active 18 DOM
5. 2026-06-15
   days on market $189,000 Active 17 DOM
6. 2026-06-14
   days on market $189,000 Active 15 DOM
7. 2026-06-13
   days on market $189,000 Active 14 DOM
8. 2026-06-10
   days on market $189,000 Active 12 DOM
9. 2026-06-09
   days on market $189,000 Active 11 DOM
10. 2026-06-08
    days on market $189,000 Active 10 DOM
11. 2026-06-07
    days on market $189,000 Active 9 DOM
12. 2026-06-05
    days on market $189,000 Active 6 DOM
13. 2026-06-03
    days on market $189,000 Active 5 DOM
14. 2026-06-02
    days on market $189,000 Active 4 DOM
15. 2026-06-01
    days on market $189,000 Active 3 DOM
16. 2026-05-31
    days on market $189,000 Active 2 DOM
17. 2026-05-30
    pricedays on marketlisting id $189,000 Active 1 DOM
18. 2026-05-07
    price $199,000 965-char remark
19. 2026-05-02
    status Active 965-char remark
20. 2026-04-02
    status Active 965-char remark
21. 2026-03-13
    status Active 965-char remark
22. 2026-03-05
    status Pending 965-char remark
23. 2026-03-05
    historical 965-char remark
24. 2026-03-05
    historical 965-char remark
25. 2025-10-20
    price $209,000 965-char remark
26. 2025-08-11
    listed $213,000 Active 965-char remark
27. 2022-01-14
    price $1,445
28. 2019-06-13
    soldstatus 954-char remark

    Show marketing remark (954 chars)

    SPACIOUS home nestled in the Clinton Park subdivision. It is 3 bedrooms 2 bathrooms with cozy space everywhere you look! This home has so much potential whether you are an investor or looking for that perfect fixer-upper under market value! As you walk in the front door, you come to the foyer with parquet floors! There is a HUGE living area/dining area where the sky is the limit on what you can do with it. The kitchen is is a good size with a fireplace/living area right beside it. It has a laundry room with a storage room on one side and potential for mudroom or dining nook on the other. The home features 3 bedrooms, one of which is the master with a bathroom and 3 closets. The master bedroom has an exterior door right to your back porch. The back yard is a fabulous size WITH a shed! The back porch has a covered patio area for all your entertaining needs. If you need space, look no further!! Call your favorite realtor for a private viewing.

29. 2019-06-12
    soldstatus
30. 2019-04-18
    listed $105,000 954-char remark

    Show marketing remark (954 chars)

    SPACIOUS home nestled in the Clinton Park subdivision. It is 3 bedrooms 2 bathrooms with cozy space everywhere you look! This home has so much potential whether you are an investor or looking for that perfect fixer-upper under market value! As you walk in the front door, you come to the foyer with parquet floors! There is a HUGE living area/dining area where the sky is the limit on what you can do with it. The kitchen is is a good size with a fireplace/living area right beside it. It has a laundry room with a storage room on one side and potential for mudroom or dining nook on the other. The home features 3 bedrooms, one of which is the master with a bathroom and 3 closets. The master bedroom has an exterior door right to your back porch. The back yard is a fabulous size WITH a shed! The back porch has a covered patio area for all your entertaining needs. If you need space, look no further!! Call your favorite realtor for a private viewing.

31. 2017-09-22
    soldstatus
32. 2017-09-22
    soldstatus
33. 2017-08-02
    listed $110,000
34. 1966-08-05
    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: $1,928 · $161/mo
• Projected year-2 tax: $1,928 · $161/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 ≥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: $22,158
• − Mortgage interest: −$10,587
• − Property taxes: −$1,928
• − Insurance: −$945
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$5,498
• Taxable loss: −$345
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $2,821/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

+71.8% since first listed

19 events — show timeline

• 2026-05-29 Listed $189,000 MLSU
• 2026-05-07 Price Changed $199,000 MLSU
• 2026-05-02 Relisted — MLSU
• 2026-04-02 Relisted — MLSU
• 2026-03-13 Relisted — MLSU
• 2026-03-05 Pending — MLSU
• 2026-03-05 Listing Removed — MLSU
• 2026-03-05 Listing Removed — MLSU
• 2026-03-05 Listing Removed — MLSU
• 2025-10-20 Price Changed $209,000 MLSU
• 2025-08-11 Listed $213,000 MLSU
• 2022-01-14 Price Changed $1,445 RENT.
• 2019-06-13 Sold (MLS) — MLSU
• 2019-06-12 Sold (Public Records) — Public Records
• 2019-04-18 Listed $105,000 MLSU
• 2017-09-22 Sold (Public Records) — Public Records
• 2017-09-22 Sold (MLS) — MLSU
• 2017-08-02 Listed $110,000 MLSU
• 1966-08-05 Sold (Public Records) — Public Records

Property tax history

+36.3%/yr

Latest (2025): $1,928 · +2.9% YoY. Source: county tax records.