357 E Cascades Cir · Clinton, MS 39056

$189,900

2 bd · 1.0 ba · 1,398 sqft · SingleFamily public records · 58 Days on market

Built 1992 5,227 sqft lot $136/sqft · 15% below area Est $223k · 15% under $31/mo HOA · 2% of rent

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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 +16.1/30.0
• ARV discount +14.1/15.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is in pristine condition with a gated, private courtyard opening into the living area with a cathedral ceiling, fireplace and skylight. The large kitchen boasts plenty of stone countertop space, ample cabinets and storage, like new appliances, a breakfast bar and a spacious eating area with nice light coming through several windows. Bedrooms are a nice size with walk in closets, each having a private bath with very convenient walk in showers. There's a good size laundry room and hall storage. There is no carpet and easy to care for luxury vinyl tile with a wood plank look. The double garage has great storage and built in sturdy shelving. From the living area, access the very private fenced patio and perfectly sized and easy to care for back yard area. HOA takes great care of the front yard! Cascades is in a very conveniently located area of Clinton, just across Northside Drive from Trace Park and close to the historical and cultural downtown area restaurants, shops, schools, churches and near the beautiful Mississippi College Campus. This is ''College Town'' living at its best!

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1992

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $159k (16.3% below list).
• Recommended offer: $159k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 1 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 58 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 6 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: major wind risk, 78% 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 $158,896 (16.3% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.84% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (median comp): $222,541
• List price: $189,900
• Delta: -14.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 Waterfall Way	0.06mi	2/2.0	1,467 (+5%)	2mo	$220,000	$150	84
127 Villa Way	0.12mi	2/1.5	1,350 (-3%)	8mo	$200,000	$148	80
151 Caribbean Cv	0.27mi	2/2.0	1,400 (+0%)	10mo	$222,500	$159	75
345 E Cascades Cir	0.06mi	3/2.0 (+1)	1,488 (+6%)	4mo	$244,000	$164	74
157 Caribbean Cv	0.29mi	2/2.0	1,424 (+2%)	6mo	$220,000	$154	74
414 N Twin Lks	0.08mi	2/2.0	1,570 (+12%)	17mo	$209,900	$134	58
128 Villa Way	0.14mi	2/2.0	1,224 (-12%)	14mo	$199,900	$163	57
1506 Edgewood Pl	0.75mi	3/2.0 (+1)	1,426 (+2%)	4mo	$219,500	$154	50
742 Cherry Stone Dr Dr	0.70mi	3/1.5 (+1)	1,439 (+3%)	14mo	$140,000	$97	44
868 Cherrystone Cir	0.66mi	3/1.5 (+1)	1,306 (-7%)	11mo	$137,000	$105	42
922 Cherry Stone Cir	0.72mi	3/1.0 (+1)	1,257 (-10%)	9mo	$130,000	$103	37
101 Trace Wood Cv	0.50mi	3/2.0 (+1)	1,552 (+11%)	15mo	$269,900	$174	37

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: -15.9%
• Equity multiple: 0.45×
• Total profit: $-29,327
• Equity at exit: $28,315

10-year hold

• IRR: -13.1%
• Equity multiple: 0.33×
• Total profit: $-35,874
• Equity at exit: $16,419

Cash invested: $53,172 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$79
• HOA: −$31
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $97

Break-even live

Break-even rent $1,466

Max offer price $189,900

Occupancy floor 89%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.38mi

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: security

Listing history 26 events

1. 2026-06-13
   status $189,900 Pending 58 DOM
2. 2026-06-10
   days on market $189,900 Active 58 DOM
3. 2026-06-09
   days on market $189,900 Active 57 DOM
4. 2026-06-08
   days on market $189,900 Active 56 DOM
5. 2026-06-07
   days on market $189,900 Active 55 DOM
6. 2026-06-05
   days on market $189,900 Active 52 DOM
7. 2026-06-03
   days on market $189,900 Active 51 DOM
8. 2026-06-02
   days on market $189,900 Active 50 DOM
9. 2026-06-01
   days on market $189,900 Active 49 DOM
10. 2026-05-31
    days on market $189,900 Active 48 DOM
11. 2026-05-30
    days on market $189,900 Active 47 DOM
12. 2026-04-29
    status Active 1112-char remark

    Show marketing remark (1112 chars)

    This home is in pristine condition with a gated, private courtyard opening into the living area with a cathedral ceiling, fireplace and skylight. The large kitchen boasts plenty of stone countertop space, ample cabinets and storage, like new appliances, a breakfast bar and a spacious eating area with nice light coming through several windows. Bedrooms are a nice size with walk in closets, each having a private bath with very convenient walk in showers. There's a good size laundry room and hall storage. There is no carpet and easy to care for luxury vinyl tile with a wood plank look. The double garage has great storage and built in sturdy shelving. From the living area, access the very private fenced patio and perfectly sized and easy to care for back yard area. HOA takes great care of the front yard! Cascades is in a very conveniently located area of Clinton, just across Northside Drive from Trace Park and close to the historical and cultural downtown area restaurants, shops, schools, churches and near the beautiful Mississippi College Campus. This is ''College Town'' living at its best!

13. 2026-04-22
    status Pending 1112-char remark

    Show marketing remark (1112 chars)

    This home is in pristine condition with a gated, private courtyard opening into the living area with a cathedral ceiling, fireplace and skylight. The large kitchen boasts plenty of stone countertop space, ample cabinets and storage, like new appliances, a breakfast bar and a spacious eating area with nice light coming through several windows. Bedrooms are a nice size with walk in closets, each having a private bath with very convenient walk in showers. There's a good size laundry room and hall storage. There is no carpet and easy to care for luxury vinyl tile with a wood plank look. The double garage has great storage and built in sturdy shelving. From the living area, access the very private fenced patio and perfectly sized and easy to care for back yard area. HOA takes great care of the front yard! Cascades is in a very conveniently located area of Clinton, just across Northside Drive from Trace Park and close to the historical and cultural downtown area restaurants, shops, schools, churches and near the beautiful Mississippi College Campus. This is ''College Town'' living at its best!

14. 2026-04-06
    listed $194,900 Active 1112-char remark

    Show marketing remark (1112 chars)

    This home is in pristine condition with a gated, private courtyard opening into the living area with a cathedral ceiling, fireplace and skylight. The large kitchen boasts plenty of stone countertop space, ample cabinets and storage, like new appliances, a breakfast bar and a spacious eating area with nice light coming through several windows. Bedrooms are a nice size with walk in closets, each having a private bath with very convenient walk in showers. There's a good size laundry room and hall storage. There is no carpet and easy to care for luxury vinyl tile with a wood plank look. The double garage has great storage and built in sturdy shelving. From the living area, access the very private fenced patio and perfectly sized and easy to care for back yard area. HOA takes great care of the front yard! Cascades is in a very conveniently located area of Clinton, just across Northside Drive from Trace Park and close to the historical and cultural downtown area restaurants, shops, schools, churches and near the beautiful Mississippi College Campus. This is ''College Town'' living at its best!

15. 2024-07-05
    historical
16. 2024-06-20
    listed $199,999 Active
17. 2020-08-21
    soldstatus
18. 2020-08-07
    soldstatus
19. 2020-06-25
    listed $139,500
20. 2013-12-27
    soldstatus
21. 2013-12-26
    soldstatus
22. 2013-08-06
    listed $109,900
23. 2003-03-14
    soldstatus
24. 2002-12-17
    listed $112,000
25. 1993-11-12
    soldstatus
26. 1991-06-25
    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: $629 · $52/mo
• Projected year-2 tax: $1,500 · $125/mo
• Expected delta: +$871/yr (+$73/mo · 138.6%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 21 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: $19,068
• − Mortgage interest: −$10,637
• − Property taxes: −$629
• − Insurance: −$950
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − HOA: −$372
• − Depreciation: −$5,524
• Taxable loss: −$2,095
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $1,666/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

+74.0% since first listed

15 events — show timeline

• 2026-04-29 Relisted — MLSU
• 2026-04-22 Pending — MLSU
• 2026-04-06 Listed $194,900 MLSU
• 2024-07-05 Listing Removed — MLSU
• 2024-06-20 Listed $199,999 MLSU
• 2020-08-21 Sold (MLS) — MLSU
• 2020-08-07 Sold (Public Records) — Public Records
• 2020-06-25 Listed $139,500 MLSU
• 2013-12-27 Sold (Public Records) — Public Records
• 2013-12-26 Sold (MLS) — MLSU
• 2013-08-06 Listed $109,900 MLSU
• 2003-03-14 Sold (MLS) — MLSU
• 2002-12-17 Listed $112,000 MLSU
• 1993-11-12 Sold (Public Records) — Public Records
• 1991-06-25 Sold (Public Records) — Public Records

Property tax history

-11.3%/yr

Latest (2025): $629 · +10.7% YoY. Source: county tax records.