302 Indian Summer Ln · Clinton, MS 39056

$189,000

3 bd · 2.0 ba · 752 sqft · SingleFamily public records · 1 Days on market

Built 1985 5,662 sqft lot $30/mo HOA · 2% of rent

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +4.8/10.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

This adorable and affordable townhome/duplex has been beautifully renovated inside and out and is completely move-in ready! From the recently replaced roof to the stylish finishes throughout, this well-cared-for home offers the perfect combination of charm, comfort, and value. Step inside to an inviting open floor plan featuring soaring beamed ceilings, abundant natural light, and durable hard-surface flooring throughout. The spacious living room welcomes you with a wood-burning fireplace accented by designer tile, creating a warm and stylish focal point. Huge windows flood the home with sunlight, giving every room an airy, open feel. The kitchen is sure to impress with quartz countertops,

Key facts

• Open floor plan
• Quartz countertops
• Built in microwave

Tags

• RECENTLY REPLACED ROOF
• OPEN FLOOR PLAN
• WOOD BURNING FIREPLACE
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BUILT IN MICROWAVE

Property features AI

Finance

• Other: Approximate building area 1,040 (source: appraiser); Lot about 0.13 acres
• HOA & community: Association with annual fees ($300 and $60); Association covers grounds maintenance, management, and pool service; Community amenities include pool, playground, tennis courts, fishing, and sidewalks

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Duplex; One level
• Construction: Brick and siding construction; Slab foundation; Architectural shingle roof; Updated/remodeled condition; Built (year per public records)
• Exterior features: Private yard with privacy fencing in back yard; Deck; Outdoor lighting; Rain gutters

Interior

• Kitchen: Dishwasher; Microwave; Tankless water heater
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating; Fireplace heating; Central air; Ceiling fans; Electric cooling
• Interior features: Beamed ceilings; Vaulted ceilings; Living room wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $228 ($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 $177k (6.4% below list).
• Recommended offer: $177k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 2 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $176,904 (6.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.60×
• Total profit: $-21,328
• Equity at exit: $28,181

10-year hold

• IRR: -6.8%
• Equity multiple: 0.62×
• Total profit: $-20,117
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$79
• HOA: −$30
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $228

Break-even live

Break-even rent $1,480

Max offer price $189,000

Occupancy floor 82%

Sensitivity live

Price	-10% $335	-5% $282	+0% $228	+5% $175	+10% $121
Rent	-10% $89	-5% $158	+0% $228	+5% $298	+10% $368
Rate	-1.0pp $323	-0.5pp $276	base $228	+0.5pp $179	+1.0pp $129

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Amberwood Dr Clinton, MS	2.0	1.5	1118	$1,450	$1.30	14d	1	0.12mi
112 E Sproles St Clinton, MS	2.0	1.0	1068	$1,500	$1.40	14d	1	0.88mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $189,000 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: $832 · $69/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$661/yr (+$55/mo · 79.4%)

ⓘ 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 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: $21,228
• − Mortgage interest: −$10,587
• − Property taxes: −$832
• − Insurance: −$945
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − HOA: −$360
• − Depreciation: −$5,498
• Taxable loss: −$390
• Est. tax savings @ 24.0%: +$94
• After-tax cash flow: $2,833/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

• 2026-06-18 Listed $189,000 MLSU
• 2023-07-26 Sold (Public Records) — Public Records
• 2015-09-15 Sold (Public Records) — Public Records
• 1989-01-24 Sold (Public Records) — Public Records

Property tax history

-5.5%/yr

Latest (2025): $832 · +3.8% YoY. Source: county tax records.