1202 Cliffdale Dr · Clinton, MS 39056

$219,000

3 bd · 2.0 ba · 1,830 sqft · SingleFamily public records · 6 Days on market

Built 1974 0.29 ac lot $120/sqft · 9% below area Est $253k · 14% 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 +16.2/30.0
• ARV discount +13.6/15.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CLOSE TO THE CLINTON PUBLIC SCHOOLS, NATCHEZ TRACE, MISSISSIPPI COLLEGE, INTERSTATE, AND DOWNTOWN SHOPPING AREAS! This house includes 3 bedrooms, 2 baths, and 1918 sq/ft. There is a formal entry way when you walk in the dining room is to your right and living room straight ahead. These rooms all have laminate hardwood flooring. There is a brick fireplace in the living room that has gas logs. The kitchen has a stainless wall oven and there is plenty of counter space and storage. The guest bathroom has double vanities, linen closet, and shower/tub combo. There is a walk in closet in the master bedroom and the guest bedroom. There is a hall closet with two sliding doors for additional storage. The front and backyard are landscaped and have lots of shade. There is a slab for a patio set outside and the backyard is fully fenced! Call today for your private showing!

Key facts

• Formal dining room
• Spacious living area
• New paint

Tags

• UPDATED FLOORING
• NEW PAINT
• BRAND NEW CARPET
• FRESH LANDSCAPING
• FORMAL DINING ROOM
• SPACIOUS LIVING AREA

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage with garage door opener; On-site parking; Garage storage
• Security: Dead bolt locks; Storm doors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single family residence; House; One level
• Construction: Brick and Masonite construction; Asphalt shingle roof; Slab foundation; Built date from public records
• Exterior features: Slab patio/porch; Back yard wood fencing; Rain gutters

Interior

• Kitchen: Cooktop; Electric cooktop; Oven; Dishwasher; Breakfast bar; Pantry
• Bedrooms: Bedrooms information not provided
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace(s); Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Double vanity; Pantry; Storage; Walk-in closets; Breakfast bar; Dead bolt locks; Storm doors; Aluminum window frames; Rain gutters
• Laundry & utility: Laundry room inside; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/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 (15.7% below list).
• Recommended offer: $185k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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) — 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; 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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 $184,645 (15.7% below list)

Questions for the listing agent

1. Built in 1974 — 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: 0.84% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (median comp): $253,244
• List price: $219,000
• Delta: -13.52%
• 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
1221 Huntcliff Way	0.26mi	3/2.0	1,807 (-1%)	5mo	$215,000	$119	82
908 Live Oak Dr	0.32mi	3/2.0	1,822 (-0%)	4mo	$210,000	$115	82
1213 Foxhill Dr	0.13mi	4/2.0 (+1)	1,754 (-4%)	5mo	$170,000	$97	78
1200 Canterbury Ln	0.06mi	4/2.0 (+1)	2,000 (+9%)	4mo	$219,000	$110	73
807 Normandy Dr	0.45mi	4/2.0 (+1)	1,833 (+0%)	1mo	$249,900	$136	73
121 Trace Pointe Pl	0.32mi	4/2.0 (+1)	1,907 (+4%)	3mo	$371,000	$195	70
707 Berkshire St	0.62mi	4/3.0 (+1)	1,813 (-1%)	1mo	$225,000	$124	60
1013 Normandy Dr	0.65mi	4/2.0 (+1)	1,893 (+3%)	2mo	$225,000	$119	57
1203 Rockingham Dr	0.64mi	3/2.0	1,729 (-6%)	5mo	$225,000	$130	56
1214 Pineview Dr	0.72mi	3/2.0	1,628 (-11%)	3mo	$209,900	$129	45
143 Navajo Cir	0.75mi	4/3.0 (+1)	1,984 (+8%)	2mo	$314,900	$159	40
100 Navajo Cir	0.73mi	4/2.5 (+1)	2,033 (+11%)	4mo	$305,000	$150	38

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-33,560
• Equity at exit: $32,654

10-year hold

• IRR: -13.0%
• Equity multiple: 0.33×
• Total profit: $-40,900
• Equity at exit: $18,935

Cash invested: $61,320 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$103 /mo · $1,231/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $116

Break-even live

Break-even rent $1,699

Max offer price $219,000

Occupancy floor 89%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-08
   status Pending 827-char remark
2. 2026-05-01
   listed $219,000 Active 827-char remark
3. 2016-09-29
   soldstatus 872-char remark

   Show marketing remark (872 chars)

   CLOSE TO THE CLINTON PUBLIC SCHOOLS, NATCHEZ TRACE, MISSISSIPPI COLLEGE, INTERSTATE, AND DOWNTOWN SHOPPING AREAS! This house includes 3 bedrooms, 2 baths, and 1918 sq/ft. There is a formal entry way when you walk in the dining room is to your right and living room straight ahead. These rooms all have laminate hardwood flooring. There is a brick fireplace in the living room that has gas logs. The kitchen has a stainless wall oven and there is plenty of counter space and storage. The guest bathroom has double vanities, linen closet, and shower/tub combo. There is a walk in closet in the master bedroom and the guest bedroom. There is a hall closet with two sliding doors for additional storage. The front and backyard are landscaped and have lots of shade. There is a slab for a patio set outside and the backyard is fully fenced! Call today for your private showing!

4. 2016-09-29
   soldstatus

   Show marketing remark (872 chars)

   CLOSE TO THE CLINTON PUBLIC SCHOOLS, NATCHEZ TRACE, MISSISSIPPI COLLEGE, INTERSTATE, AND DOWNTOWN SHOPPING AREAS! This house includes 3 bedrooms, 2 baths, and 1918 sq/ft. There is a formal entry way when you walk in the dining room is to your right and living room straight ahead. These rooms all have laminate hardwood flooring. There is a brick fireplace in the living room that has gas logs. The kitchen has a stainless wall oven and there is plenty of counter space and storage. The guest bathroom has double vanities, linen closet, and shower/tub combo. There is a walk in closet in the master bedroom and the guest bedroom. There is a hall closet with two sliding doors for additional storage. The front and backyard are landscaped and have lots of shade. There is a slab for a patio set outside and the backyard is fully fenced! Call today for your private showing!

5. 2016-07-11
   listed $142,000 872-char remark

   Show marketing remark (872 chars)

   CLOSE TO THE CLINTON PUBLIC SCHOOLS, NATCHEZ TRACE, MISSISSIPPI COLLEGE, INTERSTATE, AND DOWNTOWN SHOPPING AREAS! This house includes 3 bedrooms, 2 baths, and 1918 sq/ft. There is a formal entry way when you walk in the dining room is to your right and living room straight ahead. These rooms all have laminate hardwood flooring. There is a brick fireplace in the living room that has gas logs. The kitchen has a stainless wall oven and there is plenty of counter space and storage. The guest bathroom has double vanities, linen closet, and shower/tub combo. There is a walk in closet in the master bedroom and the guest bedroom. There is a hall closet with two sliding doors for additional storage. The front and backyard are landscaped and have lots of shade. There is a slab for a patio set outside and the backyard is fully fenced! Call today for your private showing!

6. 2012-02-19
   historical
7. 2011-08-31
   listed $139,900
8. 2003-06-29
   soldstatus
9. 2003-01-21
   listed $124,900
10. 1997-08-01
    soldstatus
11. 1993-05-27
    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: $1,231 · $103/mo
• Projected year-2 tax: $1,730 · $144/mo
• Expected delta: +$500/yr (+$42/mo · 40.6%)

ⓘ 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 3/10 Moderate
• 🌡 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: $22,157
• − Mortgage interest: −$12,267
• − Property taxes: −$1,231
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$6,371
• Taxable loss: −$2,352
• Est. tax savings @ 24.0%: +$564
• After-tax cash flow: $1,962/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

+75.3% since first listed

11 events — show timeline

• 2026-05-08 Pending — MLSU
• 2026-05-01 Listed $219,000 MLSU
• 2016-09-29 Sold (Public Records) — Public Records
• 2016-09-29 Sold (MLS) — MLSU
• 2016-07-11 Listed $142,000 MLSU
• 2012-02-19 Listing Removed — MLSU
• 2011-08-31 Listed $139,900 MLSU
• 2003-06-29 Sold (MLS) — MLSU
• 2003-01-21 Listed $124,900 MLSU
• 1997-08-01 Sold (Public Records) — Public Records
• 1993-05-27 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,231 · +3.8% YoY. Source: county tax records.