77 Shore Dr · Clinton, MS 39056

$180,000

2 bd · 2.0 ba · 1,385 sqft · SingleFamily public records · 430 Days on market

Built 1985 0.25 ac lot $130/sqft · 17% below area Est $217k · 17% 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 +15.2/30.0
• ARV discount +15.0/15.0
• Schools +4.8/10.0
• DSCR +4.7/10.0
• 1% rule +3.8/10.0
• 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

Patio home in Cascades of Clinton. Move in ready. Spacious living/dining area with high ceilings. Kitchen with breakfast area and bay window overlooking front courtyard. Private fenced in patio for relaxing. Cascades is minutes from sports fields and shopping.

Key facts

• Private fenced patio
• Bay window
• Breakfast area

Tags

• BREAKFAST AREA
• BAY WINDOW
• PRIVATE FENCED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $64 ($770/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 $159k (11.8% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• 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

• It's been on market 430 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 430 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.88% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

• ARV (median comp): $217,177
• List price: $180,000
• Delta: -17.12%
• 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
1506 Edgewood Pl	0.24mi	3/2.0 (+1)	1,426 (+3%)	4mo	$219,500	$154	76
800 Longwood Pl	0.31mi	3/2.0 (+1)	1,326 (-4%)	6mo	$188,000	$142	68
1416 Post Rd	0.42mi	3/2.0 (+1)	1,437 (+4%)	2mo	$229,900	$160	68
328 Waterfall Way	0.48mi	2/2.0	1,467 (+6%)	2mo	$220,000	$150	66
1110 Post Rd	0.55mi	3/2.0 (+1)	1,350 (-2%)	1mo	$185,000	$137	64
703 Lindale Dr	0.48mi	3/2.0 (+1)	1,450 (+5%)	3mo	$199,900	$138	62
345 E Cascades Cir	0.46mi	3/2.0 (+1)	1,488 (+7%)	4mo	$244,000	$164	58
2103 Old Vicksburg Rd	0.57mi	3/2.0 (+1)	1,316 (-5%)	3mo	$165,000	$125	58
2123 Old Vicksburg Rd	0.74mi	3/2.0 (+1)	1,350 (-2%)	2mo	$169,900	$126	54
708 Tanglewood Dr	0.58mi	3/2.0 (+1)	1,528 (+10%)	0mo	$220,000	$144	50
1207 Cherry Stone Cir	0.74mi	3/2.0 (+1)	1,290 (-7%)	2mo	$127,500	$99	48
244 Manchu Ct	0.72mi	3/2.0 (+1)	1,270 (-8%)	5mo	$85,000	$67	44

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-29,745
• Equity at exit: $26,839

10-year hold

• IRR: -15.7%
• Equity multiple: 0.23×
• Total profit: $-38,663
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,588 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$171 /mo · $2,057/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $64

Break-even live

Break-even rent $1,507

Max offer price $180,000

Occupancy floor 91%

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: $45,000
• Closing costs: $5,400
• 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	0.91mi

Listing history 35 events

1. 2026-06-18
   days on market $180,000 Active 430 DOM
2. 2026-06-17
   days on market $180,000 Active 429 DOM
3. 2026-06-16
   days on market $180,000 Active 428 DOM
4. 2026-06-15
   days on market $180,000 Active 427 DOM
5. 2026-06-14
   days on market $180,000 Active 425 DOM
6. 2026-06-13
   days on market $180,000 Active 424 DOM
7. 2026-06-10
   days on market $180,000 Active 422 DOM
8. 2026-06-09
   days on market $180,000 Active 421 DOM
9. 2026-06-08
   days on market $180,000 Active 420 DOM
10. 2026-06-07
    days on market $180,000 Active 419 DOM
11. 2026-06-05
    days on market $180,000 Active 416 DOM
12. 2026-06-03
    days on market $180,000 Active 415 DOM
13. 2026-06-02
    days on market $180,000 Active 414 DOM
14. 2026-06-01
    days on market $180,000 Active 413 DOM
15. 2026-05-31
    days on market $180,000 Active 412 DOM
16. 2026-05-30
    days on market $180,000 Active 411 DOM
17. 2025-10-15
    status Active 260-char remark

    Show marketing remark (260 chars)

    Patio home in Cascades of Clinton. Move in ready. Spacious living/dining area with high ceilings. Kitchen with breakfast area and bay window overlooking front courtyard. Private fenced in patio for relaxing. Cascades is minutes from sports fields and shopping.

18. 2025-09-22
    historical 260-char remark

    Show marketing remark (260 chars)

    Patio home in Cascades of Clinton. Move in ready. Spacious living/dining area with high ceilings. Kitchen with breakfast area and bay window overlooking front courtyard. Private fenced in patio for relaxing. Cascades is minutes from sports fields and shopping.

19. 2025-08-31
    price $180,000 260-char remark

    Show marketing remark (260 chars)

    Patio home in Cascades of Clinton. Move in ready. Spacious living/dining area with high ceilings. Kitchen with breakfast area and bay window overlooking front courtyard. Private fenced in patio for relaxing. Cascades is minutes from sports fields and shopping.

20. 2025-04-19
    price $181,900 260-char remark

    Show marketing remark (260 chars)

    Patio home in Cascades of Clinton. Move in ready. Spacious living/dining area with high ceilings. Kitchen with breakfast area and bay window overlooking front courtyard. Private fenced in patio for relaxing. Cascades is minutes from sports fields and shopping.

21. 2025-03-24
    status Active 260-char remark

    Show marketing remark (260 chars)

    Patio home in Cascades of Clinton. Move in ready. Spacious living/dining area with high ceilings. Kitchen with breakfast area and bay window overlooking front courtyard. Private fenced in patio for relaxing. Cascades is minutes from sports fields and shopping.

22. 2025-03-23
    historical 260-char remark

    Show marketing remark (260 chars)

    Patio home in Cascades of Clinton. Move in ready. Spacious living/dining area with high ceilings. Kitchen with breakfast area and bay window overlooking front courtyard. Private fenced in patio for relaxing. Cascades is minutes from sports fields and shopping.

23. 2025-03-22
    listed $189,900 Active 260-char remark

    Show marketing remark (260 chars)

    Patio home in Cascades of Clinton. Move in ready. Spacious living/dining area with high ceilings. Kitchen with breakfast area and bay window overlooking front courtyard. Private fenced in patio for relaxing. Cascades is minutes from sports fields and shopping.

24. 2022-12-01
    soldstatus Closed 774-char remark

    Show marketing remark (774 chars)

    Move-in-ready patio home in Cascades of Clinton. With its low-maintenance properties, copious common grounds, green spaces, ponds and HOA-maintained yards, you cannot live much easier than in Cascades. All you need to take care of is the patio. This cute and cozy 2/2 with double master suites (private bath, walk-in closets) offers a large living/dining space, in addition to the kitchen with breakfast area with bay window, and new stove and microwave/vent as well as recently updated blinds throughout the home. Newly laid ceramic tile floor in the front porch beautifully welcomes you to this home. This home has great features and a fenced patio area. Cascades is just minutes from most Clinton schools, and is within walking distance to Traceway Park's sports fields.

25. 2022-11-30
    soldstatus
26. 2022-10-20
    status Pending 774-char remark

    Show marketing remark (774 chars)

    Move-in-ready patio home in Cascades of Clinton. With its low-maintenance properties, copious common grounds, green spaces, ponds and HOA-maintained yards, you cannot live much easier than in Cascades. All you need to take care of is the patio. This cute and cozy 2/2 with double master suites (private bath, walk-in closets) offers a large living/dining space, in addition to the kitchen with breakfast area with bay window, and new stove and microwave/vent as well as recently updated blinds throughout the home. Newly laid ceramic tile floor in the front porch beautifully welcomes you to this home. This home has great features and a fenced patio area. Cascades is just minutes from most Clinton schools, and is within walking distance to Traceway Park's sports fields.

27. 2022-09-17
    listed $175,000 Active 774-char remark

    Show marketing remark (774 chars)

    Move-in-ready patio home in Cascades of Clinton. With its low-maintenance properties, copious common grounds, green spaces, ponds and HOA-maintained yards, you cannot live much easier than in Cascades. All you need to take care of is the patio. This cute and cozy 2/2 with double master suites (private bath, walk-in closets) offers a large living/dining space, in addition to the kitchen with breakfast area with bay window, and new stove and microwave/vent as well as recently updated blinds throughout the home. Newly laid ceramic tile floor in the front porch beautifully welcomes you to this home. This home has great features and a fenced patio area. Cascades is just minutes from most Clinton schools, and is within walking distance to Traceway Park's sports fields.

28. 2017-10-24
    soldstatus
29. 2017-10-23
    soldstatus
30. 2017-07-18
    listed $119,900
31. 2012-03-29
    soldstatus
32. 2012-03-29
    soldstatus
33. 2012-03-29
    soldstatus
34. 2011-05-10
    listed $90,155
35. 1985-05-28
    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: $2,057 · $171/mo
• Projected year-2 tax: $2,057 · $171/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 ≥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: $19,055
• − Mortgage interest: −$10,083
• − Property taxes: −$2,057
• − Insurance: −$900
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$5,236
• Taxable loss: −$2,269
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $1,314/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

+99.7% since first listed

19 events — show timeline

• 2025-10-15 Relisted — MLSU
• 2025-09-22 Listing Removed — MLSU
• 2025-08-31 Price Changed $180,000 MLSU
• 2025-04-19 Price Changed $181,900 MLSU
• 2025-03-24 Relisted — MLSU
• 2025-03-23 Listing Removed — MLSU
• 2025-03-22 Listed $189,900 MLSU
• 2022-12-01 Sold (MLS) — MLSU
• 2022-11-30 Sold (Public Records) — Public Records
• 2022-10-20 Pending — MLSU
• 2022-09-17 Listed $175,000 MLSU
• 2017-10-24 Sold (MLS) — MLSU
• 2017-10-23 Sold (Public Records) — Public Records
• 2017-07-18 Listed $119,900 MLSU
• 2012-03-29 Sold (Public Records) — Public Records
• 2012-03-29 Sold (Public Records) — Public Records
• 2012-03-29 Sold (MLS) — MLSU
• 2011-05-10 Listed $90,155 MLSU
• 1985-05-28 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,057 · +3.2% YoY. Source: county tax records.