1206 Shady Glen Dr · Clinton, MS 39056

$199,900

3 bd · 2.0 ba · 1,801 sqft · SingleFamily public records · 751 Days on market

Built 1968 0.29 ac lot $111/sqft · 9% below area Est $218k · 8% 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 +19.0/30.0
• ARV discount +11.3/15.0
• DSCR +6.0/10.0
• Schools +4.8/10.0
• 1% rule +4.2/10.0
• 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

Pristine and clean! owners have lovingly cared for this home. 3 bedroom, 2 bath updated kitchen ,covered huge back porch, formal living and dining with pretty hardwood floors. Gas log fireplace in the gathering room. Neutral colors throughout. The home has a breakfast room, a laundry room and an enclosed garage. Very close to area schools and shopping and the Natchez Trace. Call your agent today

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $208 ($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 $184k (7.9% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• 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 751 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $25k (11%) 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 $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 751 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 0.92% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (median comp): $218,411
• List price: $199,900
• Delta: -8.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Normandy Dr	0.17mi	4/2.0 (+1)	1,833 (+2%)	1mo	$249,900	$136	83
1406 Post Rd	0.22mi	3/2.0	1,871 (+4%)	3mo	$249,500	$133	81
908 Live Oak Dr	0.36mi	3/2.0	1,822 (+1%)	4mo	$210,000	$115	79
1013 Normandy Dr	0.14mi	4/2.0 (+1)	1,893 (+5%)	2mo	$225,000	$119	78
707 Berkshire St	0.31mi	4/3.0 (+1)	1,813 (+1%)	1mo	$225,000	$124	75
107 Murial St	0.58mi	3/2.0	1,782 (-1%)	2mo	$239,900	$135	70
1409 Post Rd	0.24mi	3/2.0	2,000 (+11%)	3mo	$194,000	$97	68
705 Pinehurst St	0.55mi	3/2.0	1,692 (-6%)	0mo	$212,500	$126	64
121 Trace Pointe Pl	0.42mi	4/2.0 (+1)	1,907 (+6%)	3mo	$371,000	$195	63
1214 Pineview Dr	0.49mi	3/2.0	1,628 (-10%)	3mo	$209,900	$129	58
105 Mcree Dr	0.63mi	3/2.0	1,671 (-7%)	3mo	$219,000	$131	56
1200 Canterbury Ln	0.57mi	4/2.0 (+1)	2,000 (+11%)	4mo	$219,000	$110	47

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: -12.5%
• Equity multiple: 0.56×
• Total profit: $-24,566
• Equity at exit: $29,806

10-year hold

• IRR: -8.3%
• Equity multiple: 0.55×
• Total profit: $-25,376
• Equity at exit: $17,284

Cash invested: $55,972 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,842 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$115 /mo · $1,380/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $208

Break-even live

Break-even rent $1,578

Max offer price $199,900

Occupancy floor 84%

Sensitivity live

Price	-10% $322	-5% $265	+0% $208	+5% $152	+10% $95
Rent	-10% $63	-5% $136	+0% $208	+5% $281	+10% $354
Rate	-1.0pp $309	-0.5pp $259	base $208	+0.5pp $157	+1.0pp $104

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $199,900 Active 751 DOM
2. 2026-06-18
   days on market $199,900 Active 748 DOM
3. 2026-06-17
   days on market $199,900 Active 747 DOM
4. 2026-06-16
   days on market $199,900 Active 746 DOM
5. 2026-06-15
   days on market $199,900 Active 745 DOM
6. 2026-06-14
   days on market $199,900 Active 743 DOM
7. 2026-06-13
   days on market $199,900 Active 742 DOM
8. 2026-06-10
   days on market $199,900 Active 740 DOM
9. 2026-06-09
   days on market $199,900 Active 739 DOM
10. 2026-06-08
    days on market $199,900 Active 738 DOM
11. 2026-06-07
    days on market $199,900 Active 737 DOM
12. 2026-06-05
    days on market $199,900 Active 734 DOM
13. 2026-06-03
    days on market $199,900 Active 733 DOM
14. 2026-06-02
    days on market $199,900 Active 732 DOM
15. 2026-06-01
    days on market $199,900 Active 731 DOM
16. 2026-05-31
    days on market $199,900 Active 730 DOM
17. 2026-05-30
    days on market $199,900 Active 729 DOM
18. 2026-03-25
    price $199,900 398-char remark

    Show marketing remark (398 chars)

    Pristine and clean! owners have lovingly cared for this home. 3 bedroom, 2 bath updated kitchen ,covered huge back porch, formal living and dining with pretty hardwood floors. Gas log fireplace in the gathering room. Neutral colors throughout. The home has a breakfast room, a laundry room and an enclosed garage. Very close to area schools and shopping and the Natchez Trace. Call your agent today

19. 2026-01-08
    price $212,400 398-char remark

    Show marketing remark (398 chars)

    Pristine and clean! owners have lovingly cared for this home. 3 bedroom, 2 bath updated kitchen ,covered huge back porch, formal living and dining with pretty hardwood floors. Gas log fireplace in the gathering room. Neutral colors throughout. The home has a breakfast room, a laundry room and an enclosed garage. Very close to area schools and shopping and the Natchez Trace. Call your agent today

20. 2025-12-22
    status Active 398-char remark

    Show marketing remark (398 chars)

    Pristine and clean! owners have lovingly cared for this home. 3 bedroom, 2 bath updated kitchen ,covered huge back porch, formal living and dining with pretty hardwood floors. Gas log fireplace in the gathering room. Neutral colors throughout. The home has a breakfast room, a laundry room and an enclosed garage. Very close to area schools and shopping and the Natchez Trace. Call your agent today

21. 2025-12-20
    historical 398-char remark

    Show marketing remark (398 chars)

    Pristine and clean! owners have lovingly cared for this home. 3 bedroom, 2 bath updated kitchen ,covered huge back porch, formal living and dining with pretty hardwood floors. Gas log fireplace in the gathering room. Neutral colors throughout. The home has a breakfast room, a laundry room and an enclosed garage. Very close to area schools and shopping and the Natchez Trace. Call your agent today

22. 2025-10-22
    price $214,900 398-char remark

    Show marketing remark (398 chars)

    Pristine and clean! owners have lovingly cared for this home. 3 bedroom, 2 bath updated kitchen ,covered huge back porch, formal living and dining with pretty hardwood floors. Gas log fireplace in the gathering room. Neutral colors throughout. The home has a breakfast room, a laundry room and an enclosed garage. Very close to area schools and shopping and the Natchez Trace. Call your agent today

23. 2025-06-17
    price $221,500 398-char remark

    Show marketing remark (398 chars)

    Pristine and clean! owners have lovingly cared for this home. 3 bedroom, 2 bath updated kitchen ,covered huge back porch, formal living and dining with pretty hardwood floors. Gas log fireplace in the gathering room. Neutral colors throughout. The home has a breakfast room, a laundry room and an enclosed garage. Very close to area schools and shopping and the Natchez Trace. Call your agent today

24. 2025-03-17
    price $222,000 398-char remark

    Show marketing remark (398 chars)

    Pristine and clean! owners have lovingly cared for this home. 3 bedroom, 2 bath updated kitchen ,covered huge back porch, formal living and dining with pretty hardwood floors. Gas log fireplace in the gathering room. Neutral colors throughout. The home has a breakfast room, a laundry room and an enclosed garage. Very close to area schools and shopping and the Natchez Trace. Call your agent today

25. 2024-07-13
    price $224,000 398-char remark

    Show marketing remark (398 chars)

    Pristine and clean! owners have lovingly cared for this home. 3 bedroom, 2 bath updated kitchen ,covered huge back porch, formal living and dining with pretty hardwood floors. Gas log fireplace in the gathering room. Neutral colors throughout. The home has a breakfast room, a laundry room and an enclosed garage. Very close to area schools and shopping and the Natchez Trace. Call your agent today

26. 2024-05-29
    listed $224,900 Active 398-char remark

    Show marketing remark (398 chars)

    Pristine and clean! owners have lovingly cared for this home. 3 bedroom, 2 bath updated kitchen ,covered huge back porch, formal living and dining with pretty hardwood floors. Gas log fireplace in the gathering room. Neutral colors throughout. The home has a breakfast room, a laundry room and an enclosed garage. Very close to area schools and shopping and the Natchez Trace. Call your agent today

27. 2010-09-30
    soldstatus 331-char remark

    Show marketing remark (331 chars)

    THIS HOME IS IN PRISTINE CONDITION. OWNER HAS UPDATED THE HOME WITH NEW FLOORS, COUNTER TOPS IN BOTH BATH AND KITCHEN. ALL WALL PAPER GONE! fORMAL LIVING AND DINING, PRETTY PARQUET FLOORS IN FORMAL AREA, OFFICE OF OF KITCHEN. BEAUTIFUL BACK YARD WITH EXTRA LARGE COVERED PATIO. MASER BEDROOM IS LARGE CAN ACCOMODATE A KING SIZE BED

28. 2010-09-30
    soldstatus

    Show marketing remark (331 chars)

    THIS HOME IS IN PRISTINE CONDITION. OWNER HAS UPDATED THE HOME WITH NEW FLOORS, COUNTER TOPS IN BOTH BATH AND KITCHEN. ALL WALL PAPER GONE! fORMAL LIVING AND DINING, PRETTY PARQUET FLOORS IN FORMAL AREA, OFFICE OF OF KITCHEN. BEAUTIFUL BACK YARD WITH EXTRA LARGE COVERED PATIO. MASER BEDROOM IS LARGE CAN ACCOMODATE A KING SIZE BED

29. 2010-03-28
    listed $109,900 331-char remark

    Show marketing remark (331 chars)

    THIS HOME IS IN PRISTINE CONDITION. OWNER HAS UPDATED THE HOME WITH NEW FLOORS, COUNTER TOPS IN BOTH BATH AND KITCHEN. ALL WALL PAPER GONE! fORMAL LIVING AND DINING, PRETTY PARQUET FLOORS IN FORMAL AREA, OFFICE OF OF KITCHEN. BEAUTIFUL BACK YARD WITH EXTRA LARGE COVERED PATIO. MASER BEDROOM IS LARGE CAN ACCOMODATE A KING SIZE BED

30. 1968-08-29
    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: $1,380 · $115/mo
• Projected year-2 tax: $1,579 · $132/mo
• Expected delta: +$199/yr (+$17/mo · 14.4%)

ⓘ 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: $22,102
• − Mortgage interest: −$11,198
• − Property taxes: −$1,380
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$5,815
• Taxable loss: −$826
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $2,700/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

+81.9% since first listed

13 events — show timeline

• 2026-03-25 Price Changed $199,900 MLSU
• 2026-01-08 Price Changed $212,400 MLSU
• 2025-12-22 Relisted — MLSU
• 2025-12-20 Listing Removed — MLSU
• 2025-10-22 Price Changed $214,900 MLSU
• 2025-06-17 Price Changed $221,500 MLSU
• 2025-03-17 Price Changed $222,000 MLSU
• 2024-07-13 Price Changed $224,000 MLSU
• 2024-05-29 Listed $224,900 MLSU
• 2010-09-30 Sold (Public Records) — Public Records
• 2010-09-30 Sold (MLS) — MLSU
• 2010-03-28 Listed $109,900 MLSU
• 1968-08-29 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,380 · +32.5% YoY. Source: county tax records.