1206 Cliffdale Dr · Clinton, MS 39056

$175,000

5 bd · 3.0 ba · 1,992 sqft · SingleFamily public records · 74 Days on market

Built 1974 0.26 ac lot $88/sqft · 22% below area Est $267k · 34% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• 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

Welcome home to space, comfort, and convenience! Located in the heart of Clinton. This 5 bedroom, 3 bath beauty offers over 2,300 square feet of room to live, grow, and entertain. From the inviting living areas to the spacious bedrooms, there's a place for everyone here. Whether you're hosting gatherings or enjoying quiet nights in, this home checks all the boxes. Located just minutes from everything Clinton has to offer!

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 34% 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 $1k of loan paydown is wiped out by about $5k 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 74 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1974 — 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: 1.20% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.16%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $266,896
• List price: $175,000
• Delta: -34.43%
• 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
1200 Canterbury Ln	0.08mi	4/2.0 (-1)	2,000 (+0%)	4mo	$219,000	$110	83
121 Trace Pointe Pl	0.33mi	4/2.0 (-1)	1,907 (-4%)	3mo	$371,000	$195	66
1419 Huntcliff Way	0.20mi	4/3.0 (-1)	2,235 (+12%)	2mo	$269,000	$120	63
1213 Foxhill Dr	0.10mi	4/2.0 (-1)	1,754 (-12%)	5mo	$170,000	$97	62
143 Navajo Cir	0.71mi	4/3.0 (-1)	1,984 (-0%)	2mo	$314,900	$159	60
118 Trace Pointe Pl	0.73mi	4/3.0 (-1)	2,010 (+1%)	0mo	$389,900	$194	59
110 Trace Pointe Pl	0.73mi	4/3.0 (-1)	1,964 (-1%)	0mo	$389,900	$199	58
807 Normandy Dr	0.44mi	4/2.0 (-1)	1,833 (-8%)	1mo	$249,900	$136	56
100 Navajo Cir	0.69mi	4/2.5 (-1)	2,033 (+2%)	4mo	$305,000	$150	54
1013 Normandy Dr	0.63mi	4/2.0 (-1)	1,893 (-5%)	2mo	$225,000	$119	51
707 Berkshire St	0.63mi	4/3.0 (-1)	1,813 (-9%)	1mo	$225,000	$124	50
120 Trace Pointe Pl	0.73mi	4/3.0 (-1)	1,940 (-3%)	9mo	$374,900	$193	49

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-5,454
• Equity at exit: $26,093

10-year hold

• IRR: 2.9%
• Equity multiple: 1.18×
• Total profit: $8,958
• Equity at exit: $15,131

Cash invested: $49,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,101 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$213 /mo · $2,556/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $456

Break-even live

Break-even rent $1,524

Max offer price $175,000

Occupancy floor 73%

Sensitivity live

Price	-10% $555	-5% $505	+0% $456	+5% $406	+10% $357
Rent	-10% $290	-5% $373	+0% $456	+5% $539	+10% $622
Rate	-1.0pp $544	-0.5pp $500	base $456	+0.5pp $410	+1.0pp $364

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $175,000 Active 74 DOM
2. 2026-06-17
   days on market $175,000 Active 73 DOM
3. 2026-06-16
   days on market $175,000 Active 72 DOM
4. 2026-06-15
   days on market $175,000 Active 71 DOM
5. 2026-06-14
   days on market $175,000 Active 69 DOM
6. 2026-06-13
   days on market $175,000 Active 68 DOM
7. 2026-06-10
   days on market $175,000 Active 66 DOM
8. 2026-06-09
   days on market $175,000 Active 65 DOM
9. 2026-06-08
   days on market $175,000 Active 64 DOM
10. 2026-06-07
    days on market $175,000 Active 63 DOM
11. 2026-06-05
    days on market $175,000 Active 60 DOM
12. 2026-06-03
    days on market $175,000 Active 59 DOM
13. 2026-06-02
    days on market $175,000 Active 58 DOM
14. 2026-06-01
    days on market $175,000 Active 57 DOM
15. 2026-05-31
    days on market $175,000 Active 56 DOM
16. 2026-05-30
    days on market $175,000 Active 55 DOM
17. 2026-04-04
    listed $175,000 Active 425-char remark

    Show marketing remark (425 chars)

    Welcome home to space, comfort, and convenience! Located in the heart of Clinton. This 5 bedroom, 3 bath beauty offers over 2,300 square feet of room to live, grow, and entertain. From the inviting living areas to the spacious bedrooms, there's a place for everyone here. Whether you're hosting gatherings or enjoying quiet nights in, this home checks all the boxes. Located just minutes from everything Clinton has to offer!

18. 2021-10-08
    historical
19. 2021-10-02
    historical
20. 2021-10-02
    historical
21. 2021-05-26
    soldstatus
22. 2014-06-30
    soldstatus
23. 2014-06-30
    soldstatus
24. 2014-03-17
    listed $142,900
25. 2013-09-16
    listed $134,900
26. 2012-08-02
    listed $139,900
27. 2011-09-13
    listed $146,900
28. 1985-05-10
    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: $2,556 · $213/mo
• Projected year-2 tax: $2,556 · $213/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 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: $25,207
• − Mortgage interest: −$9,803
• − Property taxes: −$2,556
• − Insurance: −$875
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$5,091
• Taxable income: $2,849
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $4,786/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

+19.1% since first listed

12 events — show timeline

• 2026-04-04 Listed $175,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-05-26 Sold (Public Records) — Public Records
• 2014-06-30 Sold (Public Records) — Public Records
• 2014-06-30 Sold (MLS) — MLSU
• 2014-03-17 Listed $142,900 MLSU
• 2013-09-16 Listed $134,900 MLSU
• 2012-08-02 Listed $139,900 MLSU
• 2011-09-13 Listed $146,900 MLSU
• 1985-05-10 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,556 · +3.3% YoY. Source: county tax records.