1609 Old Vicksburg Rd · Clinton, MS 39056

$220,000

4 bd · 2.0 ba · 2,475 sqft · SingleFamily public records · 120 Days on market

Built 1985 0.84 ac lot $89/sqft · 7% above area Est $206k · 7% over

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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 +14.3/30.0
• Schools +4.8/10.0
• ARV discount +4.5/15.0
• DSCR +4.4/10.0
• 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

Excellent opportunity for Fixer--Uppers with TLC in mind; pool in the backyard is not operable (seller will contribute $10,000.00 toward pool repair); 4 bedrooms; 4 Baths; spacious living room; super size Entertainment room; Additional lot comes with the house; Call your favorite agent today!

Key facts

• Pool in the backyard
• Play room
• Additional lot

Tags

• POOL IN THE BACKYARD
• PLAY ROOM
• ENTERTAINMENT ROOM
• ADDITIONAL LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $41 ($492/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 $202k (8.2% below list).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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).
• This rent runs 32% 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 $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

• It's been on market 120 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $60k (21%) 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 $200,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (median comp): $206,464
• List price: $220,000
• Delta: 6.56%
• 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	0.24mi	4/2.0	2,508 (+1%)	4mo	$139,000	$55	83
101 Jill Cv Cv	0.27mi	4/2.5	2,582 (+4%)	12mo	$265,000	$103	68
406 Wayne St	0.60mi	3/2.0 (-1)	2,490 (+1%)	1mo	$324,000	$130	65
1505 Rosemont Dr	0.35mi	4/2.0	2,280 (-8%)	7mo	$215,000	$94	65
120 Catalina Cv	0.56mi	3/2.0 (-1)	2,496 (+1%)	6mo	$304,000	$122	63
121 Brookside Dr	0.43mi	3/2.5 (-1)	2,489 (+1%)	22mo	$319,900	$129	54
109 Brookside Cir	0.38mi	3/2.5 (-1)	2,833 (+14%)	3mo	$430,000	$152	49
702 Pinehurst St	0.34mi	4/2.0	2,816 (+14%)	20mo	$269,000	$96	45
110 Catalina Cv	0.61mi	3/2.0 (-1)	2,118 (-14%)	13mo	$269,900	$127	32
1003 Laurelwood Dr	0.72mi	4/2.5	2,815 (+14%)	20mo	$279,000	$99	25

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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-38,904
• Equity at exit: $32,803

10-year hold

• IRR: -18.6%
• Equity multiple: 0.14×
• Total profit: $-53,172
• Equity at exit: $19,022

Cash invested: $61,600 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,019 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$308 /mo · $3,702/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $41

Break-even live

Break-even rent $1,967

Max offer price $220,000

Occupancy floor 93%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $220,000 Active 120 DOM
2. 2026-06-17
   days on market $220,000 Active 119 DOM
3. 2026-06-16
   days on market $220,000 Active 118 DOM
4. 2026-06-15
   days on market $220,000 Active 117 DOM
5. 2026-06-14
   days on market $220,000 Active 115 DOM
6. 2026-06-13
   days on market $220,000 Active 114 DOM
7. 2026-06-10
   days on market $220,000 Active 112 DOM
8. 2026-06-09
   days on market $220,000 Active 111 DOM
9. 2026-06-08
   days on market $220,000 Active 110 DOM
10. 2026-06-07
    days on market $220,000 Active 109 DOM
11. 2026-06-05
    days on market $220,000 Active 106 DOM
12. 2026-06-03
    days on market $220,000 Active 105 DOM
13. 2026-06-02
    days on market $220,000 Active 104 DOM
14. 2026-06-01
    days on market $220,000 Active 103 DOM
15. 2026-05-31
    days on market $220,000 Active 102 DOM
16. 2026-05-30
    days on market $220,000 Active 101 DOM
17. 2026-05-11
    price $220,000 295-char remark

    Show marketing remark (295 chars)

    Excellent opportunity for Fixer--Uppers with TLC in mind; pool in the backyard is not operable (seller will contribute $10,000.00 toward pool repair); 4 bedrooms; 4 Baths; spacious living room; super size Entertainment room; Additional lot comes with the house; Call your favorite agent today!

18. 2026-03-16
    status Active 295-char remark

    Show marketing remark (295 chars)

    Excellent opportunity for Fixer--Uppers with TLC in mind; pool in the backyard is not operable (seller will contribute $10,000.00 toward pool repair); 4 bedrooms; 4 Baths; spacious living room; super size Entertainment room; Additional lot comes with the house; Call your favorite agent today!

19. 2026-03-16
    price $239,999 295-char remark

    Show marketing remark (295 chars)

    Excellent opportunity for Fixer--Uppers with TLC in mind; pool in the backyard is not operable (seller will contribute $10,000.00 toward pool repair); 4 bedrooms; 4 Baths; spacious living room; super size Entertainment room; Additional lot comes with the house; Call your favorite agent today!

20. 2026-01-17
    historical 295-char remark

    Show marketing remark (295 chars)

    Excellent opportunity for Fixer--Uppers with TLC in mind; pool in the backyard is not operable (seller will contribute $10,000.00 toward pool repair); 4 bedrooms; 4 Baths; spacious living room; super size Entertainment room; Additional lot comes with the house; Call your favorite agent today!

21. 2025-12-22
    price $255,000 295-char remark

    Show marketing remark (295 chars)

    Excellent opportunity for Fixer--Uppers with TLC in mind; pool in the backyard is not operable (seller will contribute $10,000.00 toward pool repair); 4 bedrooms; 4 Baths; spacious living room; super size Entertainment room; Additional lot comes with the house; Call your favorite agent today!

22. 2025-12-18
    listed $280,000 Active 295-char remark

    Show marketing remark (295 chars)

    Excellent opportunity for Fixer--Uppers with TLC in mind; pool in the backyard is not operable (seller will contribute $10,000.00 toward pool repair); 4 bedrooms; 4 Baths; spacious living room; super size Entertainment room; Additional lot comes with the house; Call your favorite agent today!

23. 2018-03-09
    soldstatus
24. 2017-12-18
    historical
25. 2017-04-17
    listed $149,900
26. 2006-07-28
    soldstatus
27. 2006-07-28
    soldstatus
28. 2006-05-22
    listed $144,900
29. 1994-06-15
    soldstatus
30. 1988-05-17
    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: $3,702 · $308/mo
• Projected year-2 tax: $3,702 · $308/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: $24,225
• − Mortgage interest: −$12,323
• − Property taxes: −$3,702
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$6,400
• Taxable loss: −$3,176
• Est. tax savings @ 24.0%: +$762
• After-tax cash flow: $1,254/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

+51.8% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $220,000 MLSU
• 2026-03-16 Relisted — MLSU
• 2026-03-16 Price Changed $239,999 MLSU
• 2026-01-17 Listing Removed — MLSU
• 2025-12-22 Price Changed $255,000 MLSU
• 2025-12-18 Listed $280,000 MLSU
• 2018-03-09 Sold (Public Records) — Public Records
• 2017-12-18 Listing Removed — MLSU
• 2017-04-17 Listed $149,900 MLSU
• 2006-07-28 Sold (Public Records) — Public Records
• 2006-07-28 Sold (MLS) — MLSU
• 2006-05-22 Listed $144,900 MLSU
• 1994-06-15 Sold (Public Records) — Public Records
• 1988-05-17 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,702 · +3.1% YoY. Source: county tax records.