1617 Edgewood Pl · Clinton, MS 39056

$175,000

3 bd · 2.0 ba · 1,412 sqft · SingleFamily public records · 3 Days on market

Built 1976 0.28 ac lot Est $203k · 14% 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 +21.0/30.0
• ARV discount +13.8/15.0
• DSCR +6.7/10.0
• 1% rule +5.3/10.0
• 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

Discover this lovely 3-bedroom, 2-bath home that has warmth and character. Step into the large den featuring vaulted ceilings, beautiful wooden beams, and a cozy brick fireplace, perfect for relaxing evenings. The spacious kitchen offers ample storage and seamlessly opens into a welcoming dining area, ideal for family gatherings and entertaining guests. Seller will give carpet allowance for bedrooms. New LVP throughout the rest of the home. All appliances remain including washer, dryer, and refrigerator. Retreat to the huge master bedroom with an en-suite bath, providing a peaceful sanctuary at the end of the day. This home boasts great curb appeal, making it a standout in the neighborhood. Don't miss the chance to make this charming house your new home!

Key facts

• Exposed wood beams
• Cozy brick fireplace
• Vaulted ceilings

Tags

• SPACIOUS FAMILY ROOM
• VAULTED CEILINGS
• EXPOSED WOOD BEAMS
• COZY BRICK FIREPLACE
• OVERSIZED PRIMARY SUITE
• PRIVATE EN-SUITE BATH

Property features AI

Exterior

• Parking: Attached 2-car garage; Attached carport; 2 carport spaces; Garage faces rear
• Security: Security system
• Utilities: Public water; Public sewer; Cable available and connected; Sewer connected
• Home design: Single-family house; One level; Move-in ready
• Construction: Vinyl and brick exterior; Architectural shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Flag lot; Landscaped yard; Concrete surfaces

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Free-standing electric range; Exhaust/vented exhaust fan
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Crown molding; Double vanity; Eat-in kitchen; Entrance foyer; Laminate counters; Gas-started fireplace in great room
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.0% 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.
• 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); 233 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).

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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 27y 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.
• Current owner paid $67k; list at $175k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $203,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1506 Edgewood Pl	0.30mi	3/2.0	1,426 (+1%)	4mo	$219,500	$154	82
703 Lindale Dr	0.48mi	3/2.0	1,450 (+3%)	3mo	$199,900	$138	70
2103 Old Vicksburg Rd	0.35mi	3/2.0	1,316 (-7%)	3mo	$165,000	$125	70
1416 Post Rd	0.60mi	3/2.0	1,437 (+2%)	2mo	$229,900	$160	67
2123 Old Vicksburg Rd	0.52mi	3/2.0	1,350 (-4%)	2mo	$169,900	$126	66
345 E Cascades Cir	0.50mi	3/2.0	1,488 (+5%)	4mo	$244,000	$164	65
328 Waterfall Way	0.54mi	2/2.0 (-1)	1,467 (+4%)	2mo	$220,000	$150	62
1110 Post Rd	0.66mi	3/2.0	1,350 (-4%)	1mo	$185,000	$137	61
1207 Cherry Stone Cir	0.52mi	3/2.0	1,290 (-9%)	2mo	$127,500	$99	60
113 Angelia Ln	0.69mi	3/2.0	1,502 (+6%)	0mo	$235,000	$156	57
244 Manchu Ct	0.49mi	3/2.0	1,270 (-10%)	5mo	$85,000	$67	56
708 Tanglewood Dr	0.65mi	3/2.0	1,528 (+8%)	0mo	$220,000	$144	56

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: -10.3%
• Equity multiple: 0.64×
• Total profit: $-17,852
• Equity at exit: $26,093

10-year hold

• IRR: -5.6%
• Equity multiple: 0.68×
• Total profit: $-15,577
• 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: 8.1×

Monthly cashflow live

• Estimated rent: $1,797 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$181 /mo · $2,177/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $248

Break-even live

Break-even rent $1,484

Max offer price $175,000

Occupancy floor 81%

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: —

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	21d	1	0.96mi

Listing history 4 events

1. 2026-06-18
   days on market $175,000 Active 3 DOM
2. 2026-06-17
   days on market $175,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $175,000 Active 1 DOM

ⓘ 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: $2,177 · $181/mo
• Projected year-2 tax: $2,177 · $181/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 · 21 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: $21,564
• − Mortgage interest: −$9,803
• − Property taxes: −$2,177
• − Insurance: −$875
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$5,091
• Taxable income: $168
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $2,931/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

+161.2% since first listed

21 events — show timeline

• 2026-06-14 Listed $175,000 MLSU
• 2024-07-12 Sold (Public Records) — Public Records
• 2024-07-12 Sold (MLS) — MLSU
• 2024-06-26 Pending — MLSU
• 2024-06-07 Listed $182,500 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2006-08-21 Sold (Public Records) — Public Records
• 2006-07-19 Listed $115,000 MLSU
• 2005-08-14 Listed $108,500 MLSU
• 2005-05-27 Sold (Public Records) — Public Records
• 2005-05-08 Listing Removed — MLSU
• 2005-03-07 Listing Removed — MLSU
• 2004-12-31 Listed $66,200 MLSU
• 2004-09-17 Listed $66,200 MLSU
• 2004-08-23 Sold (Public Records) — Public Records
• 2000-04-26 Sold (Public Records) — Public Records
• 1999-06-12 Listed $83,000 MLSU
• 1994-06-10 Sold (Public Records) — Public Records
• 1994-06-10 Sold (Public Records) $67,000 Public Records
• 1992-11-25 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,177 · +96.4% YoY. Source: county tax records.