207 Lindale St Unit A · Clinton, MS 39056

$75,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 80 Days on market

Built 1978 Fair condition 6,969 sqft lot $62/sqft · 39% below area Est $122k · 39% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home need a a little TLC

Key facts

• 6,969 sq ft lot
• Garage
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.7% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $15k (17%) 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.19% ✓
• Cap rate: 18.72%
• Cash-on-cash: 44.39%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

• ARV (median comp): $122,027
• List price: $75,000
• Delta: -38.54%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 N Shadow Lake Dr	0.11mi	2/2.0 (-1)	1,181 (-2%)	9mo	$118,000	$100	80
1110 Post Rd	0.63mi	3/2.0	1,350 (+12%)	1mo	$185,000	$137	49
800 Longwood Pl	0.67mi	3/2.0	1,326 (+10%)	6mo	$188,000	$142	46
213 W Lakeview Dr	0.51mi	3/1.5	1,360 (+13%)	8mo	$165,000	$121	46
1001 Arlington St	0.67mi	3/2.0	1,312 (+9%)	18mo	$140,000	$107	38
918 Post Rd	0.63mi	3/2.0	1,336 (+11%)	21mo	$182,000	$136	34
1007 Amherst St	0.74mi	3/2.0	1,370 (+14%)	23mo	$215,000	$157	22

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: 37.9%
• Equity multiple: 2.55×
• Total profit: $32,540
• Equity at exit: $11,183

10-year hold

• IRR: 43.0%
• Equity multiple: 4.50×
• Total profit: $73,573
• Equity at exit: $6,485

Cash invested: $21,000 (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: 233
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,639 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $777

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 48%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.53mi
5551 Shaw Rd Jackson, MS	1.0–3.0	1.0–2.0	1153	$1,225	$1.06	14d	8	1.12mi
131 Woodchase Park Dr Clinton, MS	2.0–3.0	2.0	1229	$1,949	$1.59	14d	7	1.31mi
112 E Sproles St Clinton, MS	2.0	1.0	1068	$1,500	$1.40	14d	1	1.41mi
5501 US-80 Jackson, MS	2.0	2.0	1089	$1,073	$0.99	43d	1	1.47mi
5501 US-80 Jackson, MS	3.0	2.0	1349	$1,231	$0.91	14d	1	1.47mi
5501 US-80 Jackson, MS	3.0	2.0	1349	$1,231	$0.91	44d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $75,000 Active 80 DOM
2. 2026-06-17
   days on market $75,000 Active 79 DOM
3. 2026-06-16
   days on market $75,000 Active 78 DOM
4. 2026-06-15
   days on market $75,000 Active 77 DOM
5. 2026-06-14
   days on market $75,000 Active 75 DOM
6. 2026-06-13
   days on market $75,000 Active 74 DOM
7. 2026-06-10
   days on market $75,000 Active 72 DOM
8. 2026-06-09
   days on market $75,000 Active 71 DOM
9. 2026-06-08
   days on market $75,000 Active 70 DOM
10. 2026-06-07
    days on market $75,000 Active 69 DOM
11. 2026-06-05
    days on market $75,000 Active 66 DOM
12. 2026-06-03
    days on market $75,000 Active 65 DOM
13. 2026-06-02
    days on market $75,000 Active 64 DOM
14. 2026-06-01
    days on market $75,000 Active 63 DOM
15. 2026-05-31
    days on market $75,000 Active 62 DOM
16. 2026-05-30
    days on market $75,000 Active 61 DOM
17. 2026-03-30
    listed $90,000 Active 30-char remark

    Show marketing remark (30 chars)

    Great home need a a little TLC

18. 2022-10-23
    historical
19. 2022-08-23
    price $110,000
20. 2022-07-09
    listed $115,000 Active
21. 2004-11-20
    historical
22. 2001-08-04
    listed $43,920

ⓘ 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 1/10 Low
• 🌡 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: $19,672
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$2,182
• Taxable income: $8,641
• Est. tax owed @ 24.0%: −$2,074
• After-tax cash flow: $7,247/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations to update the kitchen and bathrooms, replace flooring, and paint interior walls. These updates will significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate kitchen countertops — dated and worn
• Moderate kitchen appliances — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate bathroom tile — dated and worn
• Moderate flooring — carpeted and worn

Value-add opportunities

• Both kitchen renovation — modernizing kitchen will appeal to buyers and renters
• Both bathroom renovation — modernizing bathrooms will appeal to buyers and renters
• Both flooring replacement — new flooring will improve appearance and functionality
• Both paint interior walls — fresh paint will improve appearance and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
kitchen countertops · dated and worn	Moderate	$3,000–15,000
kitchen appliances · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
bathroom tile · dated and worn	Moderate	$3,000–15,000
flooring · carpeted and worn	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$18,000–90,000

Value-add ROI direction

• Both kitchen renovation — modernizing kitchen will appeal to buyers and renters ↑
• Both bathroom renovation — modernizing bathrooms will appeal to buyers and renters ↑
• Both flooring replacement — new flooring will improve appearance and functionality ↑
• Both paint interior walls — fresh paint will improve appearance and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+104.9% since first listed

6 events — show timeline

• 2026-03-30 Listed $90,000 MLSU
• 2022-10-23 Listing Removed — MLSU
• 2022-08-23 Price Changed $110,000 MLSU
• 2022-07-09 Listed $115,000 MLSU
• 2004-11-20 Listing Removed — MLSU
• 2001-08-04 Listed $43,920 MLSU