800 Meadow Hill Dr · Clinton, MS 39056

$94,900

3 bd · 2.0 ba · 1,878 sqft · SingleFamily public records · 86 Days on market

Built 1969 0.60 ac lot $51/sqft · 56% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Nestled in a well-established neighborhood in Clinton, Mississippi, this home at 800 Meadow Hill Drive offers comfort, space, and great potential. Featuring a functional layout with generous living areas, this property is perfect for both everyday living and entertaining. The home includes spacious bedrooms, a welcoming living room, and a kitchen ready for your personal touch. Situated on a sizable lot, the exterior provides ample yard space ideal for outdoor activities, gardening, or future enhancements. With its convenient location near local schools, shopping, and dining, this property offers both accessibility and a quiet residential feel. Whether you're a first-time homebuyer, investor, or looking to customize your next home, this property presents a fantastic opportunity. Being sold as-is, it's priced to allow for updates and improvements--making it a great value in today's market.

Key facts

• Spacious yard
• Near schools
• Near shopping

Tags

• QUIET CLINTON NEIGHBORHOOD
• SPACIOUS YARD
• NEAR SCHOOLS
• NEAR SHOPPING
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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 $656 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y ago; this cycle's ask has dropped $30k (24%) 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 $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1969 — 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: 1.94% ✓
• Cap rate: 16.55%
• Cash-on-cash: 36.63%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (median comp): $214,995
• List price: $94,900
• Delta: -55.86%
• 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
2 Pheasant Run	0.37mi	3/2.0	1,863 (-1%)	6mo	$190,000	$102	76
1406 Post Rd	0.49mi	3/2.0	1,871 (-0%)	3mo	$249,500	$133	74
705 Pinehurst St	0.26mi	3/2.0	1,692 (-10%)	0mo	$212,500	$126	71
107 Murial St	0.43mi	3/2.0	1,782 (-5%)	2mo	$239,900	$135	70
101 Tam O Shanter	0.41mi	3/2.0	1,959 (+4%)	9mo	$205,000	$105	66
1409 Post Rd	0.47mi	3/2.0	2,000 (+6%)	3mo	$194,000	$97	64
4 Southwood Blvd	0.44mi	4/3.0 (+1)	1,987 (+6%)	0mo	$158,000	$80	61
718 Tanglewood Dr	0.39mi	3/2.0	1,689 (-10%)	7mo	$219,000	$130	59
1013 Normandy Dr	0.71mi	4/2.0 (+1)	1,893 (+1%)	2mo	$225,000	$119	59
105 Mcree Dr	0.75mi	3/2.0	1,671 (-11%)	3mo	$219,000	$131	44
103 Caribbean Cv	0.69mi	3/2.0	1,663 (-11%)	8mo	$249,000	$150	42
100 Villa Way	0.74mi	2/2.0 (-1)	1,652 (-12%)	0mo	$199,900	$121	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: 29.0%
• Equity multiple: 2.16×
• Total profit: $30,901
• Equity at exit: $14,150

10-year hold

• IRR: 34.6%
• Equity multiple: 3.73×
• Total profit: $72,629
• Equity at exit: $8,205

Cash invested: $26,572 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,845 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$109 /mo · $1,309/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $811

Break-even live

Break-even rent $818

Max offer price $94,900

Occupancy floor 51%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-10
   status $94,900 Pending 86 DOM
2. 2026-06-09
   days on market $94,900 Active 86 DOM
3. 2026-06-08
   days on market $94,900 Active 85 DOM
4. 2026-06-07
   days on market $94,900 Active 84 DOM
5. 2026-06-05
   days on market $94,900 Active 81 DOM
6. 2026-06-03
   days on market $94,900 Active 80 DOM
7. 2026-06-02
   days on market $94,900 Active 79 DOM
8. 2026-06-01
   days on market $94,900 Active 78 DOM
9. 2026-05-31
   days on market $94,900 Active 77 DOM
10. 2026-05-30
    days on market $94,900 Active 76 DOM
11. 2026-04-27
    price $94,900 906-char remark

    Show marketing remark (906 chars)

    Nestled in a well-established neighborhood in Clinton, Mississippi, this home at 800 Meadow Hill Drive offers comfort, space, and great potential. Featuring a functional layout with generous living areas, this property is perfect for both everyday living and entertaining. The home includes spacious bedrooms, a welcoming living room, and a kitchen ready for your personal touch. Situated on a sizable lot, the exterior provides ample yard space ideal for outdoor activities, gardening, or future enhancements. With its convenient location near local schools, shopping, and dining, this property offers both accessibility and a quiet residential feel. Whether you're a first-time homebuyer, investor, or looking to customize your next home, this property presents a fantastic opportunity. Being sold as-is, it's priced to allow for updates and improvements--making it a great value in today's market.

12. 2026-04-08
    status Active 906-char remark

    Show marketing remark (906 chars)

    Nestled in a well-established neighborhood in Clinton, Mississippi, this home at 800 Meadow Hill Drive offers comfort, space, and great potential. Featuring a functional layout with generous living areas, this property is perfect for both everyday living and entertaining. The home includes spacious bedrooms, a welcoming living room, and a kitchen ready for your personal touch. Situated on a sizable lot, the exterior provides ample yard space ideal for outdoor activities, gardening, or future enhancements. With its convenient location near local schools, shopping, and dining, this property offers both accessibility and a quiet residential feel. Whether you're a first-time homebuyer, investor, or looking to customize your next home, this property presents a fantastic opportunity. Being sold as-is, it's priced to allow for updates and improvements--making it a great value in today's market.

13. 2026-03-26
    status Pending 906-char remark

    Show marketing remark (906 chars)

    Nestled in a well-established neighborhood in Clinton, Mississippi, this home at 800 Meadow Hill Drive offers comfort, space, and great potential. Featuring a functional layout with generous living areas, this property is perfect for both everyday living and entertaining. The home includes spacious bedrooms, a welcoming living room, and a kitchen ready for your personal touch. Situated on a sizable lot, the exterior provides ample yard space ideal for outdoor activities, gardening, or future enhancements. With its convenient location near local schools, shopping, and dining, this property offers both accessibility and a quiet residential feel. Whether you're a first-time homebuyer, investor, or looking to customize your next home, this property presents a fantastic opportunity. Being sold as-is, it's priced to allow for updates and improvements--making it a great value in today's market.

14. 2026-03-13
    price $99,900 906-char remark

    Show marketing remark (906 chars)

    Nestled in a well-established neighborhood in Clinton, Mississippi, this home at 800 Meadow Hill Drive offers comfort, space, and great potential. Featuring a functional layout with generous living areas, this property is perfect for both everyday living and entertaining. The home includes spacious bedrooms, a welcoming living room, and a kitchen ready for your personal touch. Situated on a sizable lot, the exterior provides ample yard space ideal for outdoor activities, gardening, or future enhancements. With its convenient location near local schools, shopping, and dining, this property offers both accessibility and a quiet residential feel. Whether you're a first-time homebuyer, investor, or looking to customize your next home, this property presents a fantastic opportunity. Being sold as-is, it's priced to allow for updates and improvements--making it a great value in today's market.

15. 2026-03-02
    listed $124,900 Active 906-char remark

    Show marketing remark (906 chars)

    Nestled in a well-established neighborhood in Clinton, Mississippi, this home at 800 Meadow Hill Drive offers comfort, space, and great potential. Featuring a functional layout with generous living areas, this property is perfect for both everyday living and entertaining. The home includes spacious bedrooms, a welcoming living room, and a kitchen ready for your personal touch. Situated on a sizable lot, the exterior provides ample yard space ideal for outdoor activities, gardening, or future enhancements. With its convenient location near local schools, shopping, and dining, this property offers both accessibility and a quiet residential feel. Whether you're a first-time homebuyer, investor, or looking to customize your next home, this property presents a fantastic opportunity. Being sold as-is, it's priced to allow for updates and improvements--making it a great value in today's market.

16. 2024-11-16
    historical $1,750
17. 2024-10-15
    listed $1,750
18. 2021-10-08
    historical
19. 2021-10-08
    historical
20. 2021-10-08
    historical
21. 2017-02-22
    soldstatus
22. 2009-11-27
    listed $99,900
23. 2008-12-24
    listed $135,000
24. 2008-10-22
    soldstatus
25. 2007-06-21
    listed $31,000
26. 2005-03-03
    soldstatus
27. 2004-01-08
    soldstatus
28. 2003-12-31
    soldstatus
29. 2003-07-25
    listed $63,000
30. 2001-05-31
    soldstatus
31. 2000-01-07
    listed $94,500
32. 1999-04-23
    soldstatus
33. 1974-09-03
    soldstatus
34. 1974-05-28
    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: $1,309 · $109/mo
• Projected year-2 tax: $1,309 · $109/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: $22,139
• − Mortgage interest: −$5,316
• − Property taxes: −$1,309
• − Insurance: −$474
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$2,761
• Taxable income: $8,736
• Est. tax owed @ 24.0%: −$2,097
• After-tax cash flow: $7,637/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

+0.4% since first listed

24 events — show timeline

• 2026-04-27 Price Changed $94,900 MLSU
• 2026-04-08 Relisted — MLSU
• 2026-03-26 Pending — MLSU
• 2026-03-13 Price Changed $99,900 MLSU
• 2026-03-02 Listed $124,900 MLSU
• 2024-11-16 Rental Removed $1,750 TURBOTENANT
• 2024-10-15 Listed for Rent $1,750 TURBOTENANT
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2017-02-22 Sold (Public Records) — Public Records
• 2009-11-27 Listed $99,900 MLSU
• 2008-12-24 Listed $135,000 MLSU
• 2008-10-22 Sold (MLS) — MLSU
• 2007-06-21 Listed $31,000 MLSU
• 2005-03-03 Sold (Public Records) — Public Records
• 2004-01-08 Sold (MLS) — MLSU
• 2003-12-31 Sold (Public Records) — Public Records
• 2003-07-25 Listed $63,000 MLSU
• 2001-05-31 Sold (Public Records) — Public Records
• 2000-01-07 Listed $94,500 MLSU
• 1999-04-23 Sold (Public Records) — Public Records
• 1974-09-03 Sold (Public Records) — Public Records
• 1974-05-28 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,309 · +3.7% YoY. Source: county tax records.