905 Wildwood Dr · Clinton, MS 39056

$259,900

4 bd · 3.0 ba · 1,659 sqft · SingleFamily public records · 32 Days on market

Built 1971 0.42 ac lot Est $214k · 21% over

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Why this score? — see what drove the F 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 +13.6/30.0
• Schools +4.8/10.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and full of potential, this home has room for the whole family! Featuring a private upstairs apartment complete with a full kitchen, bedroom, den, full bath, and ample closet space, it's perfect for extended family, guests, or additional living flexibility. The main level offers 3 bedrooms and 2 bathrooms along with multiple living and entertaining spaces, including 3 separate living areas, 2 dining areas, and a cozy fireplace. The kitchen features convenient bar seating and plenty of room for gathering. The oversized primary suite includes a private bath with a jetted tub and walk-in closet. Additional highlights include a large indoor storage/workshop area, covered front and back

Key facts

• Full kitchen
• Ample closet space
• Cozy fireplace

Tags

• PRIVATE UPSTAIRS APARTMENT
• FULL KITCHEN
• AMPLE CLOSET SPACE
• MULTIPLE LIVING AREAS
• COZY FIREPLACE
• BAR SEATING

Property features AI

Exterior

• Parking: Attached carport (2 spaces); Paved, private concrete parking; Total 2 parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family house; One and one-half stories; Brick veneer and lap siding construction
• Construction: Architectural shingle roof; Slab foundation; Built (year source: public records)
• Exterior features: Front porch; Private yard; Shed(s)

Interior

• Kitchen: Dishwasher; Electric cooktop; Free-standing refrigerator; Water heater
• Flooring: Carpet; Ceramic tile; Linoleum; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Breakfast bar; Fireplace with insert
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $13 ($160/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 $194k (25.5% below list).
• Recommended offer: $194k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Zoned schools: Clinton Park Elem School (712 students, 100% FRL); Clinton Jr Hi School (math 69% / reading 54%, grade B+, #6 of 179 statewide, top 3%, 871 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; 1 comparable units currently listed for rent nearby; 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 32 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

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 $193,656 (25.5% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.75% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $214,011
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1213 Foxhill Dr	0.29mi	4/2.0	1,754 (+6%)	5mo	$170,000	$97	69
1214 Pineview Dr	0.35mi	3/2.0 (-1)	1,628 (-2%)	3mo	$209,900	$129	69
807 Normandy Dr	0.22mi	4/2.0	1,833 (+10%)	1mo	$249,900	$136	68
908 Live Oak Dr	0.10mi	3/2.0 (-1)	1,822 (+10%)	4mo	$210,000	$115	67
1221 Huntcliff Way	0.16mi	3/2.0 (-1)	1,807 (+9%)	5mo	$215,000	$119	64
601 Bellevue St	0.66mi	4/2.5	1,648 (-1%)	4mo	$212,000	$129	63
707 Berkshire St	0.49mi	4/3.0	1,813 (+9%)	1mo	$225,000	$124	61
1013 Normandy Dr	0.25mi	4/2.0	1,893 (+14%)	2mo	$225,000	$119	59
121 Trace Pointe Pl	0.39mi	4/2.0	1,907 (+15%)	3mo	$371,000	$195	50
1416 Post Rd	0.44mi	3/2.0 (-1)	1,437 (-13%)	2mo	$229,900	$160	46
1406 Post Rd	0.50mi	3/2.0 (-1)	1,871 (+13%)	3mo	$249,500	$133	44
708 Tanglewood Dr	0.75mi	3/2.0 (-1)	1,528 (-8%)	1mo	$220,000	$144	42

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-47,084
• Equity at exit: $38,752

10-year hold

• IRR: -17.8%
• Equity multiple: 0.14×
• Total profit: $-62,418
• Equity at exit: $22,471

Cash invested: $72,772 (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: $1,937 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $13

Break-even live

Break-even rent $1,920

Max offer price $259,900

Occupancy floor 94%

Sensitivity live

Price	-10% $160	-5% $87	+0% $13	+5% $-356	+10% $-446
Rent	-10% $-140	-5% $-63	+0% $13	+5% $90	+10% $166
Rate	-1.0pp $144	-0.5pp $79	base $13	+0.5pp $-54	+1.0pp $-123

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 McRee Dr Clinton, MS	3.0	2.0	1200	$1,600	$1.33	23d	1	0.89mi

Listing history 21 events

1. 2026-06-21
   days on market $259,900 Active 32 DOM
2. 2026-06-18
   days on market $259,900 Active 29 DOM
3. 2026-06-17
   days on market $259,900 Active 28 DOM
4. 2026-06-16
   days on market $259,900 Active 27 DOM
5. 2026-06-15
   days on market $259,900 Active 26 DOM
6. 2026-06-14
   days on market $259,900 Active 24 DOM
7. 2026-06-13
   days on market $259,900 Active 23 DOM
8. 2026-06-10
   days on market $259,900 Active 21 DOM
9. 2026-06-09
   days on market $259,900 Active 20 DOM
10. 2026-06-08
    days on market $259,900 Active 19 DOM
11. 2026-06-07
    days on market $259,900 Active 18 DOM
12. 2026-06-05
    days on market $259,900 Active 15 DOM
13. 2026-06-03
    days on market $259,900 Active 14 DOM
14. 2026-06-02
    days on market $259,900 Active 13 DOM
15. 2026-06-01
    days on market $259,900 Active 12 DOM
16. 2026-05-31
    days on market $259,900 Active 11 DOM
17. 2026-05-30
    days on market $259,900 Active 10 DOM
18. 2026-05-20
    listed $259,900 Active
19. 1993-09-02
    soldstatus
20. 1985-01-09
    soldstatus
21. 1978-05-05
    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: $544 · $45/mo
• Projected year-2 tax: $2,053 · $171/mo
• Expected delta: +$1,509/yr (+$126/mo · 277.6%)

ⓘ 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 2/10 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: $23,239
• − Mortgage interest: −$14,558
• − Property taxes: −$544
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$7,561
• Taxable loss: −$4,442
• Est. tax savings @ 24.0%: +$1,066
• After-tax cash flow: $1,226/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

4 events — show timeline

• 2026-05-20 Listed $259,900 MLSU
• 1993-09-02 Sold (Public Records) — Public Records
• 1985-01-09 Sold (Public Records) — Public Records
• 1978-05-05 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $544 · +8.1% YoY. Source: county tax records.