136 Weaver Dr · Holly Springs, MS 38635

$190,000

4 bd · 1.0 ba · 1,978 sqft · SingleFamily public records · 54 Days on market

Built 1970 4.30 ac lot $96/sqft · 11% above area Est $224k · 15% under

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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).

• ARV discount +14.3/15.0
• Cash flow +8.7/30.0
• Appreciation +5.0/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +1.1/10.0

Listing remarks

4BR/3BA HOUSE -- 3 PARCELS OF LAND--4.3 ACRES TOTAL FOR UNDER $200,000! Positioned in an established pocket of Holly Springs experiencing continued residential interest just 5 minutes from Town Square and a short drive to Olive Branch or Memphis, this 4-bedroom, 3-bath home offers 2,600 square feet and a thoughtfully designed layout with hardwood flooring throughout. Also featuring three separate living areas plus a formal dining room and 4 generously sized bedrooms, the possibilities for value enhancement are abundant. There is also a handicap accessible bathroom on the main floor. The home is situated on two land parcels totaling 0.66-acre PLUS includes an additional 3.93 acre wooded lot

Key facts

• Wooded lot
• Two land parcels
• 4.3 acre lot

Tags

• TWO LAND PARCELS
• WOODED LOT
• THOUGHTFULLY DESIGNED LAYOUT

Property features AI

Finance

• Other: Lot size approximately 4.3 acres

Exterior

• Parking: Attached garage with 2 spaces; Concrete driveway; Garage faces front; Interior garage storage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone service available; Sewer connected
• Home design: Single-family house; Two levels; Residence constructed with brick; Conventional foundation; Architectural shingle roof; Accessibility features present
• Construction: Brick construction; Conventional foundation; Architectural shingle roof
• Exterior features: Patio with awning(s); Rain gutters; Additional storage structures and garage(s); Level, wooded lot

Interior

• Kitchen: Built-in electric range; Built-in range; Convection oven; Cooktop; Oven; Dishwasher
• Bedrooms: Primary bedroom located on the main level; Additional bedrooms on the upper level
• Flooring: Hardwood floors
• Bathrooms: Three full bathrooms (main and upper levels)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Storage; Walk-in closets; Window treatments including blinds and drapes; Security door features; Masonry fireplace in the great room
• Laundry & utility: Laundry on the main level; Electric and gas water heaters

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (15.8% below list).
• Recommended offer: $160k (15.8% below list) — sets the bar for 1% rule.

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: schools F, amenities F, commute 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.
• Market conditions: 146 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 $1k of equity ($1k loan paydown + $-19 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.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000 (15.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.84% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 9.9

CMA / ARV

• ARV (median comp): $224,035
• List price: $190,000
• Delta: -15.19%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 NW Boundary St	0.24mi	4/2.0	1,916 (-3%)	20mo	$90,000	$47	62
296 Johnson Park	0.43mi	3/2.0 (-1)	1,886 (-5%)	5mo	$199,000	$106	59
504 Gordon Dr	0.69mi	3/2.0 (-1)	1,865 (-6%)	20mo	$219,900	$118	33

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: -6.3%
• Equity multiple: 0.70×
• Total profit: $-15,780
• Equity at exit: $55,075

10-year hold

• IRR: -0.3%
• Equity multiple: 0.97×
• Total profit: $-1,705
• Equity at exit: $66,127

Cash invested: $53,200 (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: 146
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$349 /mo · $4,188/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-161

Break-even live

Break-even rent $1,803

Max offer price $161,640

Occupancy floor —

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: $47,500
• Closing costs: $5,700
• 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	21d	1	0.51mi

Listing history 19 events

1. 2026-06-18
   days on market $190,000 Active 54 DOM
2. 2026-06-17
   days on market $190,000 Active 53 DOM
3. 2026-06-16
   days on market $190,000 Active 52 DOM
4. 2026-06-15
   days on market $190,000 Active 51 DOM
5. 2026-06-13
   days on market $190,000 Active 49 DOM
6. 2026-06-12
   days on market $190,000 Active 48 DOM
7. 2026-06-09
   days on market $190,000 Active 45 DOM
8. 2026-06-08
   days on market $190,000 Active 44 DOM
9. 2026-06-07
   days on market $190,000 Active 43 DOM
10. 2026-06-07
    days on market $190,000 Active 42 DOM
11. 2026-06-04
    days on market $190,000 Active 39 DOM
12. 2026-06-02
    days on market $190,000 Active 38 DOM
13. 2026-06-01
    days on market $190,000 Active 37 DOM
14. 2026-05-31
    days on market $190,000 Active 36 DOM
15. 2026-04-25
    listed $190,000 Active 959-char remark
16. 2021-10-11
    historical
17. 2021-03-19
    historical
18. 2013-05-20
    listed $130,000
19. 2011-12-12
    listed $165,000

ⓘ 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: $4,188 · $349/mo
• Projected year-2 tax: $4,188 · $349/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 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: −$10,643
• − Property taxes: −$4,188
• − Insurance: −$950
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$5,527
• Taxable loss: −$5,180
• Est. tax savings @ 24.0%: +$1,243
• After-tax cash flow: $-683/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

+15.2% since first listed

5 events — show timeline

• 2026-04-25 Listed $190,000 MLSU
• 2021-10-11 Listing Removed — MLSU
• 2021-03-19 Listing Removed — MLSU
• 2013-05-20 Listed $130,000 MLSU
• 2011-12-12 Listed $165,000 MLSU

Property tax history

+3.0%/yr

Latest (2025): $4,188 · +20.1% YoY. Source: county tax records.