219 Mcree Dr · Clinton, MS 39056

$175,000

3 bd · 2.5 ba · 2,229 sqft · SingleFamily public records · 5 Days on market

Built 1961 0.28 ac lot Est $234k · 25% under

---

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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.7/10.0
• 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

nice large older home in established neighborhood-3 bedrooms plus office with bookshelves-sep. formal living & dining combination-huge family room-gas logs in family room & living room-big tree shaded lot-double carport-2,227 sq. ft.

Key facts

• Two fireplaces
• 0.28 acre lot
• 2 parking spots

Tags

• RENOVATED HALL BATHROOM
• SEPARATE LAUNDRY ROOM
• TWO FIREPLACES
• ABUNDANCE OF LIVING SPACE
• WONDERFUL AMOUNT OF STORAGE
• BREAKFAST ROOM COMBINATION

Property features AI

Exterior

• Parking: 2-space carport
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family house; One level; Fixer condition
• Construction: Brick and siding construction; Conventional foundation; Slab foundation; Built (year per assessor)
• Exterior features: Architectural shingle roof

Interior

• Kitchen: Cooktop; Dishwasher
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Fireplace in den and living room; Rain gutters

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.0% 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.
• 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); 233 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 $5k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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 $175,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $234,045
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Mcree Dr	0.00mi	3/2.5	2,229 (0%)	0mo	$175,000	$79	100
802 E Leake St	0.25mi	3/2.0	2,261 (+1%)	8mo	$267,500	$118	78
3 Oakwood Glen Dr	0.38mi	3/2.5	2,293 (+3%)	3mo	$329,900	$144	75
504 Hampton St	0.74mi	3/2.0	2,218 (-0%)	8mo	$219,900	$99	56
1409 Post Rd	0.47mi	3/2.0	2,000 (-10%)	3mo	$194,000	$97	56
406 Wayne St	0.48mi	3/2.0	2,490 (+12%)	1mo	$324,000	$130	56
102 Rankin Cv	0.46mi	4/2.0 (+1)	2,400 (+8%)	9mo	$289,900	$121	52
1505 Rosemont Dr	0.72mi	4/2.0 (+1)	2,280 (+2%)	7mo	$215,000	$94	50
121 Trace Pointe Pl	0.59mi	4/2.0 (+1)	1,907 (-14%)	3mo	$371,000	$195	38
101 Tam O Shanter	0.72mi	3/2.0	1,959 (-12%)	9mo	$205,000	$105	37
603 Herndon Hl	0.75mi	4/3.0 (+1)	2,432 (+9%)	8mo	$239,000	$98	36
613 Parker Dr	0.71mi	4/2.0 (+1)	2,508 (+12%)	4mo	$139,000	$55	36

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: -5.0%
• Equity multiple: 0.82×
• Total profit: $-8,784
• Equity at exit: $26,093

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $3,333
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,864 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $394

Break-even live

Break-even rent $1,365

Max offer price $175,000

Occupancy floor 74%

Sensitivity live

Price	-10% $493	-5% $443	+0% $394	+5% $344	+10% $295
Rent	-10% $247	-5% $320	+0% $394	+5% $468	+10% $541
Rate	-1.0pp $482	-0.5pp $438	base $394	+0.5pp $349	+1.0pp $302

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-13
   status Pending
2. 2026-05-08
   listed $175,000 Active
3. 2002-04-15
   soldstatus 241-char remark

   Show marketing remark (241 chars)

   nice large older home in established neighborhood-3 bedrooms plus office with bookshelves-sep. formal living & dining combination-huge family room-gas logs in family room & living room-big tree shaded lot-double carport-2,227 sq. ft.

4. 2002-04-15
   soldstatus

   Show marketing remark (241 chars)

   nice large older home in established neighborhood-3 bedrooms plus office with bookshelves-sep. formal living & dining combination-huge family room-gas logs in family room & living room-big tree shaded lot-double carport-2,227 sq. ft.

5. 2001-12-07
   listed $112,000 241-char remark

   Show marketing remark (241 chars)

   nice large older home in established neighborhood-3 bedrooms plus office with bookshelves-sep. formal living & dining combination-huge family room-gas logs in family room & living room-big tree shaded lot-double carport-2,227 sq. ft.

6. 1964-08-14
   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: $1,055 · $88/mo
• Projected year-2 tax: $1,383 · $115/mo
• Expected delta: +$327/yr (+$27/mo · 31.0%)

ⓘ 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 1/10 Low
• 🌡 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: $22,367
• − Mortgage interest: −$9,803
• − Property taxes: −$1,055
• − Insurance: −$875
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$5,091
• Taxable income: $1,964
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $4,255/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

+56.2% since first listed

6 events — show timeline

• 2026-05-13 Pending — MLSU
• 2026-05-08 Listed $175,000 MLSU
• 2002-04-15 Sold (Public Records) — Public Records
• 2002-04-15 Sold (MLS) — MLSU
• 2001-12-07 Listed $112,000 MLSU
• 1964-08-14 Sold (Public Records) — Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,055 · +3.5% YoY. Source: county tax records.