270 Johnson Park · Holly Springs, MS 38635

$143,000

3 bd · 1.0 ba · 1,742 sqft · SingleFamily public records · 145 Days on market

Built 1978 0.42 ac lot $82/sqft · 27% below area Est $195k · 27% 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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

If you're looking for your starter home or an investment property in holly springs do not miss this opportunity. This 3 bedroom 1 bath home features a large lot and ample living space. Right off the downtown square this home is close to restaurants and entertainment while giving that quiet small town living on a dead end street.

Key facts

• Ample living space
• Close to restaurants
• Large lot

Tags

• LARGE LOT
• AMPLE LIVING SPACE
• CLOSE TO RESTAURANTS
• QUIET SMALL TOWN LIVING
• DEAD END STREET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $126k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 5.6% in Holly Springs — 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 62/100 on livability (#178 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Holly Springs School District (town): math 12% / reading 15% proficiency, ranked #111 of 130 in MS (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Holly Springs Primary School (math 12% / reading 12%, grade F, #308 of 375 statewide, top 83%, 358 students, 100% FRL); Holly Springs Intermediate School (math 11% / reading 14%, grade F, #143 of 179 statewide, top 81%, 228 students, 100% FRL); Holly Springs High School (math 12% / reading 12%, grade F, #164 of 197 statewide, top 84%, 301 students, 100% FRL).
• Market conditions: 147 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 310 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $975 of equity ($989 loan paydown + $-14 appreciation (-0.0% local appreciation)).
• Marshall County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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: moderate wind risk, 24% 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 $125,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.26%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $195,064
• List price: $143,000
• Delta: -26.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
296 Johnson Park	0.04mi	3/2.0	1,886 (+8%)	5mo	$199,000	$106	76
165 Marbury Dr	0.13mi	4/1.0 (+1)	1,533 (-12%)	2mo	$184,000	$120	67
110 Mckinney St	0.34mi	4/2.0 (+1)	1,604 (-8%)	13mo	$74,900	$47	51
260 Roberts Ave	0.64mi	3/2.0	1,656 (-5%)	22mo	$199,500	$120	40
250 NW Boundary St	0.43mi	4/2.0 (+1)	1,916 (+10%)	20mo	$90,000	$47	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.33×
• Total profit: $13,337
• Equity at exit: $41,451

10-year hold

• IRR: 12.1%
• Equity multiple: 2.32×
• Total profit: $53,012
• Equity at exit: $49,769

Cash invested: $40,040 (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 38635

• Home prices YoY: -0.0%
• Active inventory: 147
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$750
• Tax est. 1.5%: −$179 /mo · $2,145/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $276

Break-even live

Break-even rent $1,251

Max offer price $143,000

Occupancy floor 78%

Sensitivity live

Price	-10% $375	-5% $325	+0% $276	+5% $226	+10% $177
Rent	-10% $149	-5% $213	+0% $276	+5% $339	+10% $402
Rate	-1.0pp $348	-0.5pp $312	base $276	+0.5pp $239	+1.0pp $201

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 W Chulahoma Ave Holly Springs, MS	3.0	3.0	2243	$1,600	$0.71	22d	1	0.18mi

Listing history 32 events

1. 2026-06-21
   days on market $143,000 Active 145 DOM
2. 2026-06-21
   days on market $143,000 Active 144 DOM
3. 2026-06-18
   days on market $143,000 Active 142 DOM
4. 2026-06-17
   days on market $143,000 Active 141 DOM
5. 2026-06-16
   days on market $143,000 Active 140 DOM
6. 2026-06-15
   days on market $143,000 Active 139 DOM
7. 2026-06-13
   days on market $143,000 Active 137 DOM
8. 2026-06-12
   days on market $143,000 Active 136 DOM
9. 2026-06-09
   days on market $143,000 Active 133 DOM
10. 2026-06-08
    days on market $143,000 Active 132 DOM
11. 2026-06-07
    days on market $143,000 Active 131 DOM
12. 2026-06-07
    days on market $143,000 Active 130 DOM
13. 2026-06-04
    days on market $143,000 Active 127 DOM
14. 2026-06-02
    days on market $143,000 Active 126 DOM
15. 2026-06-01
    days on market $143,000 Active 125 DOM
16. 2026-05-31
    days on market $143,000 Active 124 DOM
17. 2026-04-14
    price $143,000 330-char remark

    Show marketing remark (330 chars)

    If you're looking for your starter home or an investment property in holly springs do not miss this opportunity. This 3 bedroom 1 bath home features a large lot and ample living space. Right off the downtown square this home is close to restaurants and entertainment while giving that quiet small town living on a dead end street.

18. 2026-04-04
    status Active 330-char remark

    Show marketing remark (330 chars)

    If you're looking for your starter home or an investment property in holly springs do not miss this opportunity. This 3 bedroom 1 bath home features a large lot and ample living space. Right off the downtown square this home is close to restaurants and entertainment while giving that quiet small town living on a dead end street.

19. 2026-03-10
    price $145,000 330-char remark

    Show marketing remark (330 chars)

    If you're looking for your starter home or an investment property in holly springs do not miss this opportunity. This 3 bedroom 1 bath home features a large lot and ample living space. Right off the downtown square this home is close to restaurants and entertainment while giving that quiet small town living on a dead end street.

20. 2026-01-12
    price $148,000 330-char remark

    Show marketing remark (330 chars)

    If you're looking for your starter home or an investment property in holly springs do not miss this opportunity. This 3 bedroom 1 bath home features a large lot and ample living space. Right off the downtown square this home is close to restaurants and entertainment while giving that quiet small town living on a dead end street.

21. 2025-12-05
    status Active 330-char remark

    Show marketing remark (330 chars)

    If you're looking for your starter home or an investment property in holly springs do not miss this opportunity. This 3 bedroom 1 bath home features a large lot and ample living space. Right off the downtown square this home is close to restaurants and entertainment while giving that quiet small town living on a dead end street.

22. 2025-12-01
    status Pending 330-char remark

    Show marketing remark (330 chars)

    If you're looking for your starter home or an investment property in holly springs do not miss this opportunity. This 3 bedroom 1 bath home features a large lot and ample living space. Right off the downtown square this home is close to restaurants and entertainment while giving that quiet small town living on a dead end street.

23. 2025-12-01
    historical 330-char remark

    Show marketing remark (330 chars)

    If you're looking for your starter home or an investment property in holly springs do not miss this opportunity. This 3 bedroom 1 bath home features a large lot and ample living space. Right off the downtown square this home is close to restaurants and entertainment while giving that quiet small town living on a dead end street.

24. 2025-11-03
    price $148,500 330-char remark

    Show marketing remark (330 chars)

    If you're looking for your starter home or an investment property in holly springs do not miss this opportunity. This 3 bedroom 1 bath home features a large lot and ample living space. Right off the downtown square this home is close to restaurants and entertainment while giving that quiet small town living on a dead end street.

25. 2025-09-26
    listed $150,000 Active 330-char remark

    Show marketing remark (330 chars)

    If you're looking for your starter home or an investment property in holly springs do not miss this opportunity. This 3 bedroom 1 bath home features a large lot and ample living space. Right off the downtown square this home is close to restaurants and entertainment while giving that quiet small town living on a dead end street.

26. 2023-01-20
    soldstatus
27. 2023-01-19
    soldstatus Closed 210-char remark

    Show marketing remark (210 chars)

    This 3BR brick home with large den, LR, Breakfast area opens into the kitchen and have a large laundry room with exit door that leads into the spacious backyard. Some updating is needed. Home being sold as-is.

28. 2023-01-18
    soldstatus $128,900 Closed
29. 2022-08-06
    status Pending
30. 2022-07-19
    status Pending 210-char remark

    Show marketing remark (210 chars)

    This 3BR brick home with large den, LR, Breakfast area opens into the kitchen and have a large laundry room with exit door that leads into the spacious backyard. Some updating is needed. Home being sold as-is.

31. 2022-06-21
    listed $128,900 Active
32. 2022-06-20
    listed $128,900 Active 210-char remark

    Show marketing remark (210 chars)

    This 3BR brick home with large den, LR, Breakfast area opens into the kitchen and have a large laundry room with exit door that leads into the spacious backyard. Some updating is needed. Home being sold as-is.

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$8,010
• − Property taxes: −$2,145
• − Insurance: −$715
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,160
• Taxable income: $1,098
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $3,046/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: Holly Springs School District
• NCES district ID: 2801950
• Math proficiency: 12% ▼ -12.00%
• Reading proficiency: 15% ▼ -7.00%
• Median HH income: $33,106
• Composite: 10.9/100
• National rank: #9752
• State rank: #111 of 130 in MS

Livability — Holly Springs

• Score: 62/100
• State rank: #178
• US rank: #16836

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holly Springs, MS
• Population (ZIP): 15,312

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 33,542 people
• By 2030: 31,983 · -4.6%
• By 2040: 28,556 · -14.9%
• By 2050: 25,352 · -24.4%
• By 2075: 20,032 · -40.3%
• By 2100: 16,738 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 29% Two or more races 5%
• Common ancestry: Serbian 1% English 1%
• Foreign-born: 3%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Marshall

• 2024 margin: Lean R (+7.3) · D 46.0% · R 53.2%
• 2008→2024 swing: -25.5pp toward R · 2008: 18.2pp · 2024: -7.3pp
• All cycles: 2024: R+7.3 2020: D+3.1 2016: D+9.7 2012: D+19.4 2008: D+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.01%
• Current HPI: 245.68
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+10.9% since first listed

16 events — show timeline

• 2026-04-14 Price Changed $143,000 MLSU
• 2026-04-04 Relisted — MLSU
• 2026-03-10 Price Changed $145,000 MLSU
• 2026-01-12 Price Changed $148,000 MLSU
• 2025-12-05 Relisted — MLSU
• 2025-12-01 Pending — MLSU
• 2025-12-01 Listing Removed — MLSU
• 2025-11-03 Price Changed $148,500 MLSU
• 2025-09-26 Listed $150,000 MLSU
• 2023-01-20 Sold (Public Records) — Public Records
• 2023-01-19 Sold (MLS) — MLSU
• 2023-01-18 Sold (MLS) $128,900 Memphis Area Association of Realtors(R) MLS
• 2022-08-06 Pending — Memphis Area Association of Realtors(R) MLS
• 2022-07-19 Pending — MLSU
• 2022-06-21 Listed $128,900 Memphis Area Association of Realtors(R) MLS
• 2022-06-20 Listed $128,900 MLSU

Property tax history

-6.5%/yr

Latest (2025): $112 · -6.5% YoY. Source: county tax records.