100 Rabbit Run Ln · Clinton, MS 39071

$134,900

4 bd · 3.0 ba · 2,240 sqft · Manufactured · 72 Days on market

Built 2004 Good condition 2.00 ac lot

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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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +4.8/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home & property is in Madison County, next to the Hinds County line but has a Bolton mailing address. This home is the Madison County school district. Situated on a roughly 2 acre lot in a small neighborhood. There is plenty of room to spread out, grow a garden, build a man cave, etc.. The residence has a layout of approximately 2,240 sqft, 4 bedrooms and 3 full bathrooms. Built in 1994, the home has had recent renovations and is pleasantly appointed and Move-In Ready! ** This property is being sold AS-IS ** Call your favorite Realtor today to schedule your showing!!

Key facts

• 2 acre lot
• Built 2004
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Madison County School District (rural): math 54% / reading 54% proficiency, ranked #3 of 130 in MS (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 62 active listings in the ZIP; 553 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Madison County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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: major wind risk, 76% 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 $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-12,532
• Equity at exit: $20,114

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,156
• Equity at exit: $11,664

Cash invested: $37,772 (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 39071

• Home prices YoY: -18.2%
• Active inventory: 62
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $146

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 84%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $134,900 Active 72 DOM
2. 2026-06-17
   days on market $134,900 Active 71 DOM
3. 2026-06-16
   days on market $134,900 Active 70 DOM
4. 2026-06-15
   days on market $134,900 Active 69 DOM
5. 2026-06-14
   days on market $134,900 Active 67 DOM
6. 2026-06-10
   days on market $134,900 Active 64 DOM
7. 2026-06-09
   days on market $134,900 Active 63 DOM
8. 2026-06-08
   days on market $134,900 Active 62 DOM
9. 2026-06-07
   pricedays on market $134,900 Active 61 DOM
10. 2026-06-03
    days on market $139,000 Active 57 DOM
11. 2026-06-02
    days on market $139,000 Active 56 DOM
12. 2026-06-01
    days on market $139,000 Active 55 DOM
13. 2026-05-31
    days on market $139,000 Active 54 DOM
14. 2026-05-30
    days on market $139,000 Active 53 DOM
15. 2026-05-05
    status Active 585-char remark

    Show marketing remark (585 chars)

    This home & property is in Madison County, next to the Hinds County line but has a Bolton mailing address. This home is the Madison County school district. Situated on a roughly 2 acre lot in a small neighborhood. There is plenty of room to spread out, grow a garden, build a man cave, etc.. The residence has a layout of approximately 2,240 sqft, 4 bedrooms and 3 full bathrooms. Built in 1994, the home has had recent renovations and is pleasantly appointed and Move-In Ready! ** This property is being sold AS-IS ** Call your favorite Realtor today to schedule your showing!!

16. 2026-04-24
    status Pending 585-char remark

    Show marketing remark (585 chars)

    This home & property is in Madison County, next to the Hinds County line but has a Bolton mailing address. This home is the Madison County school district. Situated on a roughly 2 acre lot in a small neighborhood. There is plenty of room to spread out, grow a garden, build a man cave, etc.. The residence has a layout of approximately 2,240 sqft, 4 bedrooms and 3 full bathrooms. Built in 1994, the home has had recent renovations and is pleasantly appointed and Move-In Ready! ** This property is being sold AS-IS ** Call your favorite Realtor today to schedule your showing!!

17. 2026-03-27
    listed $139,000 Active 585-char remark

    Show marketing remark (585 chars)

    This home & property is in Madison County, next to the Hinds County line but has a Bolton mailing address. This home is the Madison County school district. Situated on a roughly 2 acre lot in a small neighborhood. There is plenty of room to spread out, grow a garden, build a man cave, etc.. The residence has a layout of approximately 2,240 sqft, 4 bedrooms and 3 full bathrooms. Built in 1994, the home has had recent renovations and is pleasantly appointed and Move-In Ready! ** This property is being sold AS-IS ** Call your favorite Realtor today to schedule your showing!!

18. 2010-03-31
    soldstatus 329-char remark

    Show marketing remark (329 chars)

    If country is what you want then this is the place for you!!!!Located on 2 acres with 4 bedrooms,3 full baths, 2 living areas one with a fireplace and build in bookshelves. Large master bath with a round tub and a seperate shower. New carpet!!!All this and more for the low low price of $79,900. So don't delay go look today.....

19. 2009-10-05
    listed $79,900 329-char remark

    Show marketing remark (329 chars)

    If country is what you want then this is the place for you!!!!Located on 2 acres with 4 bedrooms,3 full baths, 2 living areas one with a fireplace and build in bookshelves. Large master bath with a round tub and a seperate shower. New carpet!!!All this and more for the low low price of $79,900. So don't delay go look today.....

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $16,381
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$3,924
• Taxable loss: −$419
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $1,854/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This home is in good condition with recent renovations and is Move-In Ready! It offers a spacious layout and is situated on a 2-acre lot, making it ideal for those seeking a peaceful and private living environment.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value.
• Rental Replace HVAC unit — A new HVAC unit can improve tenant satisfaction and reduce maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Rental Replace HVAC unit — A new HVAC unit can improve tenant satisfaction and reduce maintenance costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Madison County School District
• NCES district ID: 2802790
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $70,579
• Composite: 48.08/100
• National rank: #2188
• State rank: #3 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

• City population: 26,836
• Population (ZIP): 6,319

Population outlook (Madison County) Hauer SSP2

• Today (2025): 122,509 people
• By 2030: 131,737 · +7.5%
• By 2040: 148,930 · +21.6%
• By 2050: 164,300 · +34.1%
• By 2075: 197,495 · +61.2%
• By 2100: 211,429 · +72.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 40% Two or more races 1%
• Common ancestry: Italian 8% Slovak 2% Serbian 2%
• Foreign-born: 0%

Political lean MEDSL · Madison

• 2024 margin: R (+17.3) · D 40.8% · R 58.0% · Other 1.2%
• 2008→2024 swing: -1.7pp toward R · 2008: -15.6pp · 2024: -17.3pp
• All cycles: 2024: R+17.3 2020: R+11.8 2016: R+16.1 2012: R+15.7 2008: R+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.21%
• Current HPI: 171.1159
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+74.0% since first listed

5 events — show timeline

• 2026-05-05 Relisted — MLSU
• 2026-04-24 Pending — MLSU
• 2026-03-27 Listed $139,000 MLSU
• 2010-03-31 Sold (MLS) — MLSU
• 2009-10-05 Listed $79,900 MLSU