6 Shore Dr · Clinton, MS 39056

$195,000

3 bd · 2.0 ba · 1,494 sqft · SingleFamily public records · 220 Days on market

Built 1978 0.25 ac lot $131/sqft · 6% above area Est $224k · 13% under

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Why this score? — see what drove the D+ 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 +15.4/30.0
• ARV discount +13.3/15.0
• Schools +4.8/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• 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 located in famous Cascades of Clinton being sold ''AS_IS. with some furniture negotiable. Move in ready. Spacious living/dining area with high ceilings. Kitchen comes with breakfast area and bay window. There is a patio for relaxing. This Cascades home is just minutes of sports fields and shopping.

Key facts

• Bay window
• Patio
• Breakfast area

Tags

• PATIO
• BREAKFAST AREA
• BAY WINDOW

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $74 ($885/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 $180k (7.7% below list).
• Recommended offer: $172k (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 $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

• It's been on market 220 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $14k (7%) 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $224,027
• List price: $195,000
• Delta: -12.96%
• 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
345 E Cascades Cir	0.36mi	3/2.0	1,488 (-0%)	4mo	$244,000	$164	79
328 Waterfall Way	0.36mi	2/2.0 (-1)	1,467 (-2%)	2mo	$220,000	$150	74
1506 Edgewood Pl	0.39mi	3/2.0	1,426 (-5%)	4mo	$219,500	$154	71
1416 Post Rd	0.45mi	3/2.0	1,437 (-4%)	2mo	$229,900	$160	71
100 Villa Way	0.23mi	2/2.0 (-1)	1,652 (+11%)	0mo	$199,900	$121	66
708 Tanglewood Dr	0.70mi	3/2.0	1,528 (+2%)	0mo	$220,000	$144	63
703 Lindale Dr	0.63mi	3/2.0	1,450 (-3%)	3mo	$199,900	$138	63
1214 Pineview Dr	0.52mi	3/2.0	1,628 (+9%)	3mo	$209,900	$129	58
800 Longwood Pl	0.44mi	3/2.0	1,326 (-11%)	6mo	$188,000	$142	56
1110 Post Rd	0.65mi	3/2.0	1,350 (-10%)	2mo	$185,000	$137	52
705 Pinehurst St	0.64mi	3/2.0	1,692 (+13%)	0mo	$212,500	$126	48
2103 Old Vicksburg Rd	0.71mi	3/2.0	1,316 (-12%)	3mo	$165,000	$125	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: -17.1%
• Equity multiple: 0.41×
• Total profit: $-32,147
• Equity at exit: $29,075

10-year hold

• IRR: -15.9%
• Equity multiple: 0.23×
• Total profit: $-42,211
• Equity at exit: $16,860

Cash invested: $54,600 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,799 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $74

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 91%

Sensitivity live

Price	-10% $209	-5% $141	+0% $74	+5% $6	+10% $-61
Rent	-10% $-68	-5% $3	+0% $74	+5% $145	+10% $216
Rate	-1.0pp $172	-0.5pp $123	base $74	+0.5pp $23	+1.0pp $-28

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: $48,750
• Closing costs: $5,850
• 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	0.99mi

Listing history 27 events

1. 2026-06-18
   days on market $195,000 Active 220 DOM
2. 2026-06-17
   days on market $195,000 Active 219 DOM
3. 2026-06-16
   days on market $195,000 Active 218 DOM
4. 2026-06-15
   days on market $195,000 Active 217 DOM
5. 2026-06-14
   days on market $195,000 Active 215 DOM
6. 2026-06-13
   days on market $195,000 Active 214 DOM
7. 2026-06-10
   days on market $195,000 Active 212 DOM
8. 2026-06-09
   days on market $195,000 Active 211 DOM
9. 2026-06-08
   days on market $195,000 Active 210 DOM
10. 2026-06-07
    days on market $195,000 Active 209 DOM
11. 2026-06-05
    days on market $195,000 Active 206 DOM
12. 2026-06-03
    days on market $195,000 Active 205 DOM
13. 2026-06-02
    days on market $195,000 Active 204 DOM
14. 2026-06-01
    days on market $195,000 Active 203 DOM
15. 2026-05-31
    days on market $195,000 Active 202 DOM
16. 2026-05-30
    days on market $195,000 Active 201 DOM
17. 2026-05-13
    price $195,000 316-char remark

    Show marketing remark (316 chars)

    Patio home located in famous Cascades of Clinton being sold ''AS_IS. with some furniture negotiable. Move in ready. Spacious living/dining area with high ceilings. Kitchen comes with breakfast area and bay window. There is a patio for relaxing. This Cascades home is just minutes of sports fields and shopping.

18. 2025-11-10
    listed $209,000 Active 316-char remark

    Show marketing remark (316 chars)

    Patio home located in famous Cascades of Clinton being sold ''AS_IS. with some furniture negotiable. Move in ready. Spacious living/dining area with high ceilings. Kitchen comes with breakfast area and bay window. There is a patio for relaxing. This Cascades home is just minutes of sports fields and shopping.

19. 2014-03-26
    soldstatus 759-char remark

    Show marketing remark (759 chars)

    The Shores Townhomes of Cascades offer seriously easy, affordable living. Your reasonable HOA dues cover lawn maintenance, exterior painting and some roof repairs. They also allow you access to all of the neatly maintained common grounds and ponds throughout the subdivision. Of all the floor plans in the townhomes, this one is the most popular: One-story; 3 bedrooms, 2 baths; end unit; 2-car garage. This home is freshly painted, has new flooring and is move-in ready. New roof, sewer line recently replaced. Cascades is just minutes from most Clinton schools, and is in walking distance to Traceway Park's sports fields. Tennis club and pool in subdivision are not included in HOA fees. 1539 sq ft. Always contact your Realtor for accurate valuation data.

20. 2013-12-10
    listed $119,900 759-char remark

    Show marketing remark (759 chars)

    The Shores Townhomes of Cascades offer seriously easy, affordable living. Your reasonable HOA dues cover lawn maintenance, exterior painting and some roof repairs. They also allow you access to all of the neatly maintained common grounds and ponds throughout the subdivision. Of all the floor plans in the townhomes, this one is the most popular: One-story; 3 bedrooms, 2 baths; end unit; 2-car garage. This home is freshly painted, has new flooring and is move-in ready. New roof, sewer line recently replaced. Cascades is just minutes from most Clinton schools, and is in walking distance to Traceway Park's sports fields. Tennis club and pool in subdivision are not included in HOA fees. 1539 sq ft. Always contact your Realtor for accurate valuation data.

21. 2007-10-03
    soldstatus
22. 2002-08-13
    soldstatus
23. 2002-08-13
    soldstatus
24. 2002-01-19
    listed $109,900
25. 1998-11-10
    soldstatus
26. 1996-11-27
    soldstatus
27. 1984-08-06
    soldstatus

ⓘ 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 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: $21,590
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$5,673
• Taxable loss: −$2,360
• Est. tax savings @ 24.0%: +$566
• After-tax cash flow: $1,451/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

+77.4% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $195,000 MLSU
• 2025-11-10 Listed $209,000 MLSU
• 2014-03-26 Sold (MLS) — MLSU
• 2013-12-10 Listed $119,900 MLSU
• 2007-10-03 Sold (Public Records) — Public Records
• 2002-08-13 Sold (Public Records) — Public Records
• 2002-08-13 Sold (MLS) — MLSU
• 2002-01-19 Listed $109,900 MLSU
• 1998-11-10 Sold (Public Records) — Public Records
• 1996-11-27 Sold (Public Records) — Public Records
• 1984-08-06 Sold (Public Records) — Public Records

Property tax history

-15.3%/yr

Latest (2025): $329 · +12.9% YoY. Source: county tax records.