119 Arrow Dr · Clinton, MS 39056

$259,500

3 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 30 Days on market

Built 1998 0.47 ac lot Est $266k · at est. $25/mo HOA · 1% of rent

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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 +14.8/30.0
• ARV discount +8.6/15.0
• Schools +4.8/10.0
• DSCR +4.5/10.0
• 1% rule +3.5/10.0
• 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

Great buy in one of Clinton's newest neighborhoods. Nice open plan with Fireplace. Patio and Deck.

Key facts

• Open floor plan
• Deck
• Patio

Tags

• OPEN FLOOR PLAN
• FENCED BACKYARD
• PATIO
• DECK

Property features AI

Finance

• Other: Property size listed as 1,750 (source: builder); Lot approximately 0.47 acre
• HOA & community: Homeowners association with an annual fee of $300; Community sidewalks; Hiking/walking trails

Exterior

• Parking: Attached 2-car garage; Garage door opener; Garage faces rear; 2 total parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single family residence (house); One level; Move-in ready; Brick exterior; Faces unspecified direction
• Construction: Built by builder (year source: builder); Slab foundation; Asphalt shingle roof; Brick construction
• Exterior features: Deck; Private yard; Fenced backyard

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Eat-in kitchen
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air; Ceiling fan(s)
• Interior features: Bookcases; Ceiling fan(s); Eat-in kitchen; Entrance foyer; Soaking tub; Vaulted ceilings; Walk-in closet(s); Double vanity; Insulated windows; Window treatments; Gas log fireplace in living room
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $69 ($829/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 $220k (15.4% below list).
• Recommended offer: $220k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Zoned schools: Clinton Park Elem School (712 students, 100% FRL); Clinton Jr Hi School (math 69% / reading 54%, grade B+, #6 of 179 statewide, top 3%, 871 students, 100% FRL) — zoned schools average 100% FRL vs 38% district-wide (61 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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).
• This rent runs 35% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 30 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $219,603 (15.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $265,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Navajo Cir	0.08mi	3/2.0	1,706 (-1%)	8mo	$279,900	$164	88
149 Navajo Cir	0.11mi	3/2.0	1,876 (+9%)	7mo	$289,900	$155	73
314 Hunters Ridge Dr	0.21mi	3/2.0	1,888 (+10%)	1mo	$289,000	$153	73
128 Warrior Ln	0.17mi	4/2.0 (+1)	1,866 (+9%)	1mo	$289,000	$155	72
1203 Rockingham Dr	0.57mi	3/2.0	1,729 (+1%)	5mo	$225,000	$130	67
1214 Pineview Dr	0.49mi	3/2.0	1,628 (-5%)	3mo	$209,900	$129	66
112 Trace Pointe Pl	0.41mi	3/3.0	1,806 (+5%)	9mo	$359,900	$199	61
1221 Huntcliff Way	0.69mi	3/2.0	1,807 (+5%)	5mo	$215,000	$119	55
908 Live Oak Dr	0.69mi	3/2.0	1,822 (+6%)	4mo	$210,000	$115	54
1012 Briarwood Dr	0.74mi	3/2.0	1,676 (-2%)	9mo	$199,500	$119	54
110 Trace Pointe Pl	0.41mi	4/3.0 (+1)	1,964 (+14%)	0mo	$389,900	$199	47
120 Trace Pointe Pl	0.41mi	4/3.0 (+1)	1,940 (+13%)	9mo	$374,900	$193	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: -17.7%
• Equity multiple: 0.39×
• Total profit: $-44,129
• Equity at exit: $38,692

10-year hold

• IRR: -16.3%
• Equity multiple: 0.20×
• Total profit: $-57,815
• Equity at exit: $22,437

Cash invested: $72,660 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,196 medium
• Mortgage (P&I): −$1,361
• Tax from tax record: −$172 /mo · $2,061/yr
• Insurance: −$108
• HOA: −$25
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $69

Break-even live

Break-even rent $2,109

Max offer price $259,500

Occupancy floor 92%

Sensitivity live

Price	-10% $216	-5% $143	+0% $69	+5% $-4	+10% $-78
Rent	-10% $-104	-5% $-18	+0% $69	+5% $156	+10% $243
Rate	-1.0pp $200	-0.5pp $135	base $69	+0.5pp $2	+1.0pp $-67

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: $64,875
• Closing costs: $7,785
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Horseshoe Blvd Clinton, MS	4.0	2.0	2091	$2,800	$1.34	45d	1	1.17mi
112 E Sproles St Clinton, MS	2.0	1.0	1068	$1,500	$1.40	15d	1	1.46mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 24 events

1. 2026-06-21
   days on market $259,500 Active 30 DOM
2. 2026-06-18
   days on market $259,500 Active 27 DOM
3. 2026-06-17
   days on market $259,500 Active 26 DOM
4. 2026-06-16
   days on market $259,500 Active 25 DOM
5. 2026-06-15
   price $259,500 Active 24 DOM
6. 2026-06-15
   days on market $269,500 Active 24 DOM
7. 2026-06-14
   days on market $269,500 Active 22 DOM
8. 2026-06-13
   days on market $269,500 Active 21 DOM
9. 2026-06-10
   days on market $269,500 Active 19 DOM
10. 2026-06-09
    days on market $269,500 Active 18 DOM
11. 2026-06-08
    days on market $269,500 Active 17 DOM
12. 2026-06-07
    days on market $269,500 Active 16 DOM
13. 2026-06-05
    days on market $269,500 Active 13 DOM
14. 2026-06-03
    days on market $269,500 Active 12 DOM
15. 2026-06-02
    days on market $269,500 Active 11 DOM
16. 2026-06-01
    days on market $269,500 Active 10 DOM
17. 2026-05-31
    days on market $269,500 Active 9 DOM
18. 2026-05-30
    days on market $269,500 Active 8 DOM
19. 2026-05-22
    listed $269,500 Active
20. 2018-12-21
    soldstatus
21. 2002-04-29
    soldstatus 98-char remark

    Show marketing remark (98 chars)

    Great buy in one of Clinton's newest neighborhoods. Nice open plan with Fireplace. Patio and Deck.

22. 2002-04-23
    soldstatus
23. 2002-03-19
    listed $139,000 98-char remark

    Show marketing remark (98 chars)

    Great buy in one of Clinton's newest neighborhoods. Nice open plan with Fireplace. Patio and Deck.

24. 1998-08-17
    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: $2,061 · $172/mo
• Projected year-2 tax: $2,061 · $172/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 ≥108°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: $26,352
• − Mortgage interest: −$14,536
• − Property taxes: −$2,061
• − Insurance: −$1,298
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − HOA: −$300
• − Depreciation: −$7,549
• Taxable loss: −$3,608
• Est. tax savings @ 24.0%: +$866
• After-tax cash flow: $1,695/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

+93.9% since first listed

6 events — show timeline

• 2026-05-22 Listed $269,500 MLSU
• 2018-12-21 Sold (Public Records) — Public Records
• 2002-04-29 Sold (MLS) — MLSU
• 2002-04-23 Sold (Public Records) — Public Records
• 2002-03-19 Listed $139,000 MLSU
• 1998-08-17 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,061 · +3.9% YoY. Source: county tax records.