286 Tucker Rd · Holly Springs, MS 38635

$99,000

3 bd · 1.0 ba · 1,271 sqft · SingleFamily public records · 76 Days on market

Built 1973 2.60 ac lot $78/sqft · 56% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Charming starter home featuring 3 bedrooms and 1 full bathroom. Step inside to a welcoming family room that flows seamlessly into a well-appointed kitchen with stainless steel appliances. Beautiful wood floors add warmth and character throughout the home. Enjoy outdoor living in the spacious, fully fenced backyard--perfect for pets, play, or entertaining.

Key facts

• Wood floors
• 2.6 acre lot
• Built 1973

Tags

• WELL-APPOINTED KITCHEN
• STAINLESS STEEL APPLIANCES
• WOOD FLOORS
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: schools F, amenities F, commute F.
• Marshall County School District (rural): math 18% / reading 25% proficiency, ranked #87 of 130 in MS (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 146 active listings in the ZIP; 310 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $674 of equity ($684 loan paydown + $-10 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $21k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.44% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.19%
• DSCR: 1.99
• GRM: 5.8

CMA / ARV

• ARV (median comp): $225,082
• List price: $99,000
• Delta: -56.02%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.1%
• Equity multiple: 2.07×
• Total profit: $29,685
• Equity at exit: $28,697

10-year hold

• IRR: 26.2%
• Equity multiple: 3.91×
• Total profit: $80,731
• Equity at exit: $34,456

Cash invested: $27,720 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $513

Break-even live

Break-even rent $772

Max offer price $99,000

Occupancy floor 59%

Sensitivity live

Price	-10% $569	-5% $541	+0% $513	+5% $485	+10% $457
Rent	-10% $400	-5% $457	+0% $513	+5% $569	+10% $625
Rate	-1.0pp $563	-0.5pp $538	base $513	+0.5pp $487	+1.0pp $461

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-13
   status $99,000 Pending 76 DOM
2. 2026-06-10
   days on market $99,000 Active 76 DOM
3. 2026-06-09
   days on market $99,000 Active 75 DOM
4. 2026-06-08
   days on market $99,000 Active 74 DOM
5. 2026-06-07
   days on market $99,000 Active 73 DOM
6. 2026-06-03
   days on market $99,000 Active 69 DOM
7. 2026-06-02
   days on market $99,000 Active 68 DOM
8. 2026-06-01
   days on market $99,000 Active 67 DOM
9. 2026-05-31
   days on market $99,000 Active 66 DOM
10. 2026-05-19
    price $100,000 357-char remark

    Show marketing remark (357 chars)

    Charming starter home featuring 3 bedrooms and 1 full bathroom. Step inside to a welcoming family room that flows seamlessly into a well-appointed kitchen with stainless steel appliances. Beautiful wood floors add warmth and character throughout the home. Enjoy outdoor living in the spacious, fully fenced backyard--perfect for pets, play, or entertaining.

11. 2026-05-06
    price $107,000 357-char remark

    Show marketing remark (357 chars)

    Charming starter home featuring 3 bedrooms and 1 full bathroom. Step inside to a welcoming family room that flows seamlessly into a well-appointed kitchen with stainless steel appliances. Beautiful wood floors add warmth and character throughout the home. Enjoy outdoor living in the spacious, fully fenced backyard--perfect for pets, play, or entertaining.

12. 2026-04-28
    price $110,000 357-char remark

    Show marketing remark (357 chars)

    Charming starter home featuring 3 bedrooms and 1 full bathroom. Step inside to a welcoming family room that flows seamlessly into a well-appointed kitchen with stainless steel appliances. Beautiful wood floors add warmth and character throughout the home. Enjoy outdoor living in the spacious, fully fenced backyard--perfect for pets, play, or entertaining.

13. 2026-04-22
    price $115,000 357-char remark

    Show marketing remark (357 chars)

    Charming starter home featuring 3 bedrooms and 1 full bathroom. Step inside to a welcoming family room that flows seamlessly into a well-appointed kitchen with stainless steel appliances. Beautiful wood floors add warmth and character throughout the home. Enjoy outdoor living in the spacious, fully fenced backyard--perfect for pets, play, or entertaining.

14. 2026-04-15
    price $119,950 357-char remark

    Show marketing remark (357 chars)

    Charming starter home featuring 3 bedrooms and 1 full bathroom. Step inside to a welcoming family room that flows seamlessly into a well-appointed kitchen with stainless steel appliances. Beautiful wood floors add warmth and character throughout the home. Enjoy outdoor living in the spacious, fully fenced backyard--perfect for pets, play, or entertaining.

15. 2026-03-31
    price $119,975 357-char remark

    Show marketing remark (357 chars)

    Charming starter home featuring 3 bedrooms and 1 full bathroom. Step inside to a welcoming family room that flows seamlessly into a well-appointed kitchen with stainless steel appliances. Beautiful wood floors add warmth and character throughout the home. Enjoy outdoor living in the spacious, fully fenced backyard--perfect for pets, play, or entertaining.

16. 2026-03-26
    listed $120,000 Active 357-char remark

    Show marketing remark (357 chars)

    Charming starter home featuring 3 bedrooms and 1 full bathroom. Step inside to a welcoming family room that flows seamlessly into a well-appointed kitchen with stainless steel appliances. Beautiful wood floors add warmth and character throughout the home. Enjoy outdoor living in the spacious, fully fenced backyard--perfect for pets, play, or entertaining.

17. 2015-08-24
    soldstatus
18. 2015-08-17
    soldstatus 73-char remark

    Show marketing remark (73 chars)

    3 Bedroom and 1 Bath Brick Home in a quiet neighborhood on 2.60 acre lot.

19. 2015-02-11
    listed $59,900 73-char remark

    Show marketing remark (73 chars)

    3 Bedroom and 1 Bath Brick Home in a quiet neighborhood on 2.60 acre lot.

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$185/yr (+$15/mo · 30.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $17,056
• − Mortgage interest: −$5,546
• − Property taxes: −$597
• − Insurance: −$495
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$2,880
• Taxable income: $4,809
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $4,998/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: Marshall County School District
• NCES district ID: 2802850
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $39,333
• Composite: 18.11/100
• National rank: #8970
• State rank: #87 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

• 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

+66.9% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $100,000 MLSU
• 2026-05-06 Price Changed $107,000 MLSU
• 2026-04-28 Price Changed $110,000 MLSU
• 2026-04-22 Price Changed $115,000 MLSU
• 2026-04-15 Price Changed $119,950 MLSU
• 2026-03-31 Price Changed $119,975 MLSU
• 2026-03-26 Listed $120,000 MLSU
• 2015-08-24 Sold (Public Records) — Public Records
• 2015-08-17 Sold (MLS) — MLSU
• 2015-02-11 Listed $59,900 MLSU

Property tax history

+3.6%/yr

Latest (2025): $597 · +16.4% YoY. Source: county tax records.