1708 Rosemont Cir · Clinton, MS 39056

$200,000

3 bd · 2.0 ba · 1,412 sqft · SingleFamily public records · 195 Days on market

Built 1982 0.27 ac lot $142/sqft · 9% below area Est $220k · 9% 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 +19.1/30.0
• ARV discount +11.7/15.0
• DSCR +6.0/10.0
• Schools +4.8/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Viewing by appointment only. Occupied property. 3 BR 2 Bath 2 Car Garage in the heart of Clinton

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1982

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $213 ($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 $182k (8.8% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 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

• It's been on market 195 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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: 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 $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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: 0.91% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (median comp): $220,326
• List price: $200,000
• Delta: -9.23%
• 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
1416 Post Rd	0.30mi	3/2.0	1,437 (+2%)	2mo	$229,900	$160	81
1506 Edgewood Pl	0.31mi	3/2.0	1,426 (+1%)	4mo	$219,500	$154	81
157 Caribbean Cv	0.27mi	2/2.0 (-1)	1,424 (+1%)	6mo	$220,000	$154	76
1021 Tanglewood Cv	0.22mi	3/2.0	1,498 (+6%)	8mo	$224,900	$150	73
800 Longwood Pl	0.33mi	3/2.0	1,326 (-6%)	6mo	$188,000	$142	69
703 Lindale Dr	0.53mi	3/2.0	1,450 (+3%)	3mo	$199,900	$138	68
1110 Post Rd	0.51mi	3/2.0	1,350 (-4%)	2mo	$185,000	$137	68
345 E Cascades Cir	0.52mi	3/2.0	1,488 (+5%)	4mo	$244,000	$164	64
328 Waterfall Way	0.51mi	2/2.0 (-1)	1,467 (+4%)	2mo	$220,000	$150	63
708 Tanglewood Dr	0.56mi	3/2.0	1,528 (+8%)	0mo	$220,000	$144	60
703 Tanglewood Dr	0.59mi	3/2.0	1,512 (+7%)	8mo	$209,900	$139	54
2103 Old Vicksburg Rd	0.74mi	3/2.0	1,316 (-7%)	3mo	$165,000	$125	52

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: -12.3%
• Equity multiple: 0.57×
• Total profit: $-24,271
• Equity at exit: $29,821

10-year hold

• IRR: -8.0%
• Equity multiple: 0.56×
• Total profit: $-24,611
• Equity at exit: $17,292

Cash invested: $56,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,823 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$95 /mo · $1,145/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $213

Break-even live

Break-even rent $1,554

Max offer price $200,000

Occupancy floor 83%

Sensitivity live

Price	-10% $326	-5% $269	+0% $213	+5% $156	+10% $100
Rent	-10% $69	-5% $141	+0% $213	+5% $285	+10% $357
Rate	-1.0pp $313	-0.5pp $264	base $213	+0.5pp $161	+1.0pp $108

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 McRee Dr Clinton, MS	3.0	2.0	1200	$1,600	$1.33	22d	1	0.86mi
112 E Sproles St Clinton, MS	2.0	1.0	1068	$1,500	$1.40	15d	1	1.38mi

Listing history 20 events

1. 2026-06-21
   days on market $200,000 Active 195 DOM
2. 2026-06-18
   days on market $200,000 Active 192 DOM
3. 2026-06-17
   days on market $200,000 Active 191 DOM
4. 2026-06-16
   days on market $200,000 Active 190 DOM
5. 2026-06-15
   days on market $200,000 Active 189 DOM
6. 2026-06-14
   days on market $200,000 Active 187 DOM
7. 2026-06-13
   days on market $200,000 Active 186 DOM
8. 2026-06-10
   days on market $200,000 Active 184 DOM
9. 2026-06-09
   days on market $200,000 Active 183 DOM
10. 2026-06-08
    days on market $200,000 Active 182 DOM
11. 2026-06-07
    statusdays on market $200,000 Active 181 DOM
12. 2026-05-15
    historical
13. 2025-11-17
    listed $200,000 Active
14. 2025-07-31
    historical $1,595
15. 2025-07-30
    listed $1,595
16. 2025-07-19
    historical $1,595
17. 2025-06-13
    listed $1,595
18. 2021-10-08
    historical
19. 2008-01-11
    listed $125,000
20. 1986-03-12
    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: $1,145 · $95/mo
• Projected year-2 tax: $1,580 · $132/mo
• Expected delta: +$435/yr (+$36/mo · 38.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $21,877
• − Mortgage interest: −$11,203
• − Property taxes: −$1,145
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$5,818
• Taxable loss: −$789
• Est. tax savings @ 24.0%: +$189
• After-tax cash flow: $2,742/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

+60.0% since first listed

9 events — show timeline

• 2026-05-15 Listing Removed — MLSU
• 2025-11-17 Listed $200,000 MLSU
• 2025-07-31 Rental Removed $1,595 RENTALBEAST
• 2025-07-30 Listed for Rent $1,595 RENTALBEAST
• 2025-07-19 Rental Removed $1,595 PROPERTYWARE
• 2025-06-13 Listed for Rent $1,595 PROPERTYWARE
• 2021-10-08 Listing Removed — MLSU
• 2008-01-11 Listed $125,000 MLSU
• 1986-03-12 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,145 · +3.0% YoY. Source: county tax records.