46 Cascades Cir · Clinton, MS 39056

$185,000

3 bd · 2.5 ba · 2,142 sqft · SingleFamily public records · 183 Days on market

Built 1980 2,178 sqft lot $86/sqft · 29% below area Est $205k · 10% 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 +19.0/30.0
• ARV discount +11.8/15.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• 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

This townhome in the Cascades subdivision has 3 bedrooms, 2.5 bathrooms with a Living / Dining combo with a large kitchen with breakfast bar and morning room overlooking a peaceful courtyard that leads to the 2 car private garage. Cascades is a tranquil neighborhood with lots of trees and ponds. There is a clubhouse (with separate membership) including pool and pickleball courts!

Key facts

• Cascades subdivision
• Large kitchen
• Living dining combo

Tags

• CASCADES SUBDIVISION
• LIVING DINING COMBO
• LARGE KITCHEN
• BREAKFAST BAR
• MORNING ROOM
• PEACEFUL COURTYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.4% 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); 236 active listings in the ZIP; 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 183 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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, 78% 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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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: 1.00% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $204,667
• List price: $185,000
• Delta: -9.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Catalina Cv	0.20mi	3/2.0	2,118 (-1%)	13mo	$269,900	$127	76
104 Park Pl	0.27mi	4/2.0 (+1)	2,182 (+2%)	12mo	$299,900	$137	67
4 Southwood Blvd	0.38mi	4/3.0 (+1)	1,987 (-7%)	0mo	$158,000	$80	63
114 Catalina Cv	0.20mi	3/2.0	1,938 (-10%)	14mo	$268,000	$138	61
1505 Rosemont Dr	0.33mi	4/2.0 (+1)	2,280 (+6%)	7mo	$215,000	$94	61
2 Pheasant Run	0.26mi	3/2.0	1,863 (-13%)	6mo	$190,000	$102	59
1409 Post Rd	0.56mi	3/2.0	2,000 (-7%)	3mo	$194,000	$97	58
69 Shore Dr	0.24mi	2/2.0 (-1)	1,927 (-10%)	13mo	$159,950	$83	55
100 Catalina Cv	0.25mi	3/2.0	1,823 (-15%)	14mo	$249,900	$137	50
1406 Post Rd	0.59mi	3/2.0	1,871 (-13%)	3mo	$249,500	$133	47
1013 Normandy Dr	0.56mi	4/2.0 (+1)	1,893 (-12%)	2mo	$225,000	$119	46
1107 Laurelwood Dr	0.43mi	3/2.0	1,848 (-14%)	14mo	$229,700	$124	43

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: -12.7%
• Equity multiple: 0.55×
• Total profit: $-23,068
• Equity at exit: $27,584

10-year hold

• IRR: -9.0%
• Equity multiple: 0.52×
• Total profit: $-25,107
• Equity at exit: $15,995

Cash invested: $51,800 (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: 236
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,851 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$222 /mo · $2,662/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $193

Break-even live

Break-even rent $1,606

Max offer price $185,000

Occupancy floor 85%

Sensitivity live

Price	-10% $298	-5% $246	+0% $193	+5% $141	+10% $89
Rent	-10% $47	-5% $120	+0% $193	+5% $266	+10% $340
Rate	-1.0pp $286	-0.5pp $240	base $193	+0.5pp $145	+1.0pp $97

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $185,000 Active 183 DOM
2. 2026-06-18
   days on market $185,000 Active 180 DOM
3. 2026-06-17
   days on market $185,000 Active 179 DOM
4. 2026-06-16
   days on market $185,000 Active 178 DOM
5. 2026-06-15
   days on market $185,000 Active 177 DOM
6. 2026-06-14
   days on market $185,000 Active 175 DOM
7. 2026-06-13
   price $185,000 Active 174 DOM
8. 2026-06-09
   days on market $190,000 Active 174 DOM
9. 2026-06-08
   days on market $190,000 Active 173 DOM
10. 2026-06-07
    days on market $190,000 Active 172 DOM
11. 2026-06-05
    days on market $190,000 Active 169 DOM
12. 2026-06-03
    days on market $190,000 Active 168 DOM
13. 2026-06-02
    days on market $190,000 Active 167 DOM
14. 2026-06-01
    days on market $190,000 Active 166 DOM
15. 2026-05-31
    days on market $190,000 Active 165 DOM
16. 2026-05-30
    days on market $190,000 Active 164 DOM
17. 2025-12-17
    listed $190,000 Active 383-char remark

    Show marketing remark (383 chars)

    This townhome in the Cascades subdivision has 3 bedrooms, 2.5 bathrooms with a Living / Dining combo with a large kitchen with breakfast bar and morning room overlooking a peaceful courtyard that leads to the 2 car private garage. Cascades is a tranquil neighborhood with lots of trees and ponds. There is a clubhouse (with separate membership) including pool and pickleball courts!

18. 2021-10-08
    historical
19. 2021-10-08
    historical
20. 2021-10-01
    historical
21. 2019-12-30
    soldstatus
22. 2018-10-10
    soldstatus
23. 2013-07-05
    soldstatus
24. 2009-01-15
    listed $137,500
25. 2008-07-21
    soldstatus
26. 2008-03-17
    listed $137,900
27. 2006-12-13
    soldstatus
28. 2006-12-08
    soldstatus
29. 2006-08-21
    listed $129,900
30. 2003-10-13
    listed $115,000
31. 2001-01-25
    soldstatus
32. 1996-05-29
    soldstatus
33. 1993-09-10
    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: $2,662 · $222/mo
• Projected year-2 tax: $2,662 · $222/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 · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $22,214
• − Mortgage interest: −$10,363
• − Property taxes: −$2,662
• − Insurance: −$925
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$5,382
• Taxable loss: −$672
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $2,481/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

+65.2% since first listed

17 events — show timeline

• 2025-12-17 Listed $190,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2019-12-30 Sold (Public Records) — Public Records
• 2018-10-10 Sold (Public Records) — Public Records
• 2013-07-05 Sold (Public Records) — Public Records
• 2009-01-15 Listed $137,500 MLSU
• 2008-07-21 Sold (Public Records) — Public Records
• 2008-03-17 Listed $137,900 MLSU
• 2006-12-13 Sold (MLS) — MLSU
• 2006-12-08 Sold (Public Records) — Public Records
• 2006-08-21 Listed $129,900 MLSU
• 2003-10-13 Listed $115,000 MLSU
• 2001-01-25 Sold (Public Records) — Public Records
• 1996-05-29 Sold (Public Records) — Public Records
• 1993-09-10 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,662 · +3.9% YoY. Source: county tax records.