114 Meadow Ln Cir · Clinton, MS 39056

$255,500

3 bd · 2.0 ba · 2,728 sqft · SingleFamily public records · 168 Days on market

Built 1968 0.28 ac lot $94/sqft · at area comps Est $270k · 5% under

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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 +10.4/30.0
• ARV discount +9.9/15.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a great home located on a quiet street at the end of a cul-de sac.This home has been updated with lighting fixtures, new door and cabinet hardware, Updated baths with granite counters 3 barn doors, Enter the foyer, with a living area and dining to the right. Going down the foyer is the open plan Great room with a fireplace and breakfast area, along with a great sunroom. The kitchen has stainless appliances and granite counters. Next is the laundry area with storage. There are also 2 rooms a game that could be used as an office, a workout area, a game room or even another bedroom. Lots of options. On the other side of the home are 4 bedrooms and 2 baths. 3 Bedrooms with a bath along with the main bedroom and bath, The back yard is fenced alon with a nice shop.

Key facts

• Quiet street
• Barn doors
• Updated baths

Tags

• QUIET STREET
• CUL-DE SAC
• UPDATED BATHS
• GRANITE COUNTERS
• BARN DOORS
• OPEN PLAN GREAT ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $256k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (25.3% below list).
• Recommended offer: $191k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.4% in Clinton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Northside Elem (math 58% / reading 56%, grade C+, #37 of 375 statewide, top 10%, 728 students, 100% FRL); Clinton Jr Hi School (math 69% / reading 54%, grade B+, #6 of 179 statewide, top 3%, 871 students, 100% FRL); Clinton High School (math 8% / reading 46%, grade F, #107 of 197 statewide, top 54%, 1,226 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).
• This rent runs 31% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 168 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $256k implies a 309% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $190,927 (25.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 11.2

CMA / ARV

• ARV (median comp): $269,873
• List price: $255,500
• Delta: -5.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 Parker Dr	0.17mi	4/2.0 (+1)	2,508 (-8%)	4mo	$139,000	$55	71
702 Pinehurst St	0.15mi	4/2.0 (+1)	2,816 (+3%)	20mo	$269,000	$96	66
406 Wayne St	0.42mi	3/2.0	2,490 (-9%)	1mo	$324,000	$130	65
101 Jill Cv Cv	0.23mi	4/2.5 (+1)	2,582 (-5%)	12mo	$265,000	$103	63
109 Brookside Cir	0.57mi	3/2.5	2,833 (+4%)	3mo	$430,000	$152	62
836 Post Rd	0.62mi	4/2.5 (+1)	2,683 (-2%)	12mo	$230,000	$86	52
120 Catalina Cv	0.71mi	3/2.0	2,496 (-8%)	6mo	$304,000	$122	48
1003 Laurelwood Dr	0.64mi	4/2.5 (+1)	2,815 (+3%)	20mo	$279,000	$99	42
121 Brookside Dr	0.61mi	3/2.5	2,489 (-9%)	22mo	$319,900	$129	36
117 Heatherlynn Cir	0.66mi	4/2.0 (+1)	2,450 (-10%)	14mo	$245,000	$100	35

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: -23.3%
• Equity multiple: 0.22×
• Total profit: $-55,823
• Equity at exit: $38,096

10-year hold

• IRR: -27.9%
• Equity multiple: -0.14×
• Total profit: $-81,721
• Equity at exit: $22,091

Cash invested: $71,540 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,909 medium
• Mortgage (P&I): −$1,340
• Tax from tax record: −$200 /mo · $2,398/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-138

Break-even live

Break-even rent $2,084

Max offer price $231,146

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-66	+0% $-138	+5% $-210	+10% $-282
Rent	-10% $-289	-5% $-213	+0% $-138	+5% $-62	+10% $13
Rate	-1.0pp $-9	-0.5pp $-73	base $-138	+0.5pp $-204	+1.0pp $-271

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: $63,875
• Closing costs: $7,665
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-11
   status Pending 780-char remark

   Show marketing remark (780 chars)

   This is a great home located on a quiet street at the end of a cul-de sac.This home has been updated with lighting fixtures, new door and cabinet hardware, Updated baths with granite counters 3 barn doors, Enter the foyer, with a living area and dining to the right. Going down the foyer is the open plan Great room with a fireplace and breakfast area, along with a great sunroom. The kitchen has stainless appliances and granite counters. Next is the laundry area with storage. There are also 2 rooms a game that could be used as an office, a workout area, a game room or even another bedroom. Lots of options. On the other side of the home are 4 bedrooms and 2 baths. 3 Bedrooms with a bath along with the main bedroom and bath, The back yard is fenced alon with a nice shop.

2. 2026-05-02
   price $255,500 780-char remark

   Show marketing remark (780 chars)

   This is a great home located on a quiet street at the end of a cul-de sac.This home has been updated with lighting fixtures, new door and cabinet hardware, Updated baths with granite counters 3 barn doors, Enter the foyer, with a living area and dining to the right. Going down the foyer is the open plan Great room with a fireplace and breakfast area, along with a great sunroom. The kitchen has stainless appliances and granite counters. Next is the laundry area with storage. There are also 2 rooms a game that could be used as an office, a workout area, a game room or even another bedroom. Lots of options. On the other side of the home are 4 bedrooms and 2 baths. 3 Bedrooms with a bath along with the main bedroom and bath, The back yard is fenced alon with a nice shop.

3. 2026-02-19
   price $265,900 780-char remark

   Show marketing remark (780 chars)

   This is a great home located on a quiet street at the end of a cul-de sac.This home has been updated with lighting fixtures, new door and cabinet hardware, Updated baths with granite counters 3 barn doors, Enter the foyer, with a living area and dining to the right. Going down the foyer is the open plan Great room with a fireplace and breakfast area, along with a great sunroom. The kitchen has stainless appliances and granite counters. Next is the laundry area with storage. There are also 2 rooms a game that could be used as an office, a workout area, a game room or even another bedroom. Lots of options. On the other side of the home are 4 bedrooms and 2 baths. 3 Bedrooms with a bath along with the main bedroom and bath, The back yard is fenced alon with a nice shop.

4. 2026-01-13
   price $279,900 780-char remark

   Show marketing remark (780 chars)

   This is a great home located on a quiet street at the end of a cul-de sac.This home has been updated with lighting fixtures, new door and cabinet hardware, Updated baths with granite counters 3 barn doors, Enter the foyer, with a living area and dining to the right. Going down the foyer is the open plan Great room with a fireplace and breakfast area, along with a great sunroom. The kitchen has stainless appliances and granite counters. Next is the laundry area with storage. There are also 2 rooms a game that could be used as an office, a workout area, a game room or even another bedroom. Lots of options. On the other side of the home are 4 bedrooms and 2 baths. 3 Bedrooms with a bath along with the main bedroom and bath, The back yard is fenced alon with a nice shop.

5. 2025-11-24
   listed $284,900 Active 780-char remark

   Show marketing remark (780 chars)

   This is a great home located on a quiet street at the end of a cul-de sac.This home has been updated with lighting fixtures, new door and cabinet hardware, Updated baths with granite counters 3 barn doors, Enter the foyer, with a living area and dining to the right. Going down the foyer is the open plan Great room with a fireplace and breakfast area, along with a great sunroom. The kitchen has stainless appliances and granite counters. Next is the laundry area with storage. There are also 2 rooms a game that could be used as an office, a workout area, a game room or even another bedroom. Lots of options. On the other side of the home are 4 bedrooms and 2 baths. 3 Bedrooms with a bath along with the main bedroom and bath, The back yard is fenced alon with a nice shop.

6. 1996-04-26
   soldstatus
7. 1989-09-27
   soldstatus
8. 1981-04-08
   soldstatus $62,500

ⓘ 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: $2,398 · $200/mo
• Projected year-2 tax: $2,398 · $200/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 5/10 Major FEMA zone X (unshaded) · 48% 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: $22,911
• − Mortgage interest: −$14,312
• − Property taxes: −$2,398
• − Insurance: −$1,278
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − Depreciation: −$7,433
• Taxable loss: −$6,175
• Est. tax savings @ 24.0%: +$1,482
• After-tax cash flow: $-172/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

+308.8% since first listed

8 events — show timeline

• 2026-05-11 Pending — MLSU
• 2026-05-02 Price Changed $255,500 MLSU
• 2026-02-19 Price Changed $265,900 MLSU
• 2026-01-13 Price Changed $279,900 MLSU
• 2025-11-24 Listed $284,900 MLSU
• 1996-04-26 Sold (Public Records) — Public Records
• 1989-09-27 Sold (Public Records) — Public Records
• 1981-04-08 Sold (Public Records) $62,500 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,398 · +92.3% YoY. Source: county tax records.