358 Holmes Rd · Jayess, MS 39641

$98,500

3 bd · 0.5 ba · 1,572 sqft · Other public records · 119 Days on market

Built 1974 1.00 ac lot

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +6.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Brick home ready for new owners, needs minimal work, ready for occupancy. 384 sq ft enclosed addition.

Key facts

• 1 acre lot
• Parking
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath other listed at $98k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lawrence County School District (rural): math 20% / reading 26% proficiency, ranked #85 of 130 in MS (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($681 loan paydown + $4k appreciation (4.0% local appreciation)).
• Lawrence County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $29k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,635 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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: 1.19% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.24×
• Total profit: $34,205
• Equity at exit: $50,004

10-year hold

• IRR: 21.0%
• Equity multiple: 4.32×
• Total profit: $91,655
• Equity at exit: $81,836

Cash invested: $27,580 (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 39641

• Home prices YoY: 2.9%
• Active inventory: 25
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$99 /mo · $1,190/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $266

Break-even live

Break-even rent $831

Max offer price $98,500

Occupancy floor 72%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-16
   status $98,500 Pending 119 DOM
2. 2026-06-15
   days on market $98,500 Active 119 DOM
3. 2026-06-13
   days on market $98,500 Active 117 DOM
4. 2026-06-12
   days on market $98,500 Active 116 DOM
5. 2026-06-09
   days on market $98,500 Active 113 DOM
6. 2026-06-08
   days on market $98,500 Active 112 DOM
7. 2026-06-07
   days on market $98,500 Active 111 DOM
8. 2026-06-07
   days on market $98,500 Active 110 DOM
9. 2026-06-04
   days on market $98,500 Active 107 DOM
10. 2026-06-02
    days on market $98,500 Active 106 DOM
11. 2026-06-01
    days on market $98,500 Active 105 DOM
12. 2026-05-31
    days on market $98,500 Active 104 DOM
13. 2026-05-20
    price $98,500 103-char remark

    Show marketing remark (103 chars)

    Brick home ready for new owners, needs minimal work, ready for occupancy. 384 sq ft enclosed addition.

14. 2026-03-29
    price $108,500 103-char remark

    Show marketing remark (103 chars)

    Brick home ready for new owners, needs minimal work, ready for occupancy. 384 sq ft enclosed addition.

15. 2026-03-12
    price $119,500 103-char remark

    Show marketing remark (103 chars)

    Brick home ready for new owners, needs minimal work, ready for occupancy. 384 sq ft enclosed addition.

16. 2026-03-12
    price $1,195,000 103-char remark

    Show marketing remark (103 chars)

    Brick home ready for new owners, needs minimal work, ready for occupancy. 384 sq ft enclosed addition.

17. 2026-02-16
    listed $127,659 Active 103-char remark

    Show marketing remark (103 chars)

    Brick home ready for new owners, needs minimal work, ready for occupancy. 384 sq ft enclosed addition.

18. 2025-12-31
    historical
19. 2025-02-02
    listed $124,000 Active
20. 2024-12-15
    historical
21. 2023-12-21
    listed $119,900
22. 2019-07-11
    soldstatus
23. 2019-04-12
    listed $25,000

ⓘ 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: $1,190 · $99/mo
• Projected year-2 tax: $1,190 · $99/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $14,023
• − Mortgage interest: −$5,518
• − Property taxes: −$1,190
• − Insurance: −$492
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,865
• Taxable income: $1,713
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $2,785/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: Lawrence County School District
• NCES district ID: 2802490
• Math proficiency: 20% ▼ -16.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $37,725
• Composite: 19.21/100
• National rank: #8812
• State rank: #85 of 130 in MS

Livability — Jayess

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 6,821

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 12,069 people
• By 2030: 11,724 · -2.9%
• By 2040: 10,955 · -9.2%
• By 2050: 10,085 · -16.4%
• By 2075: 7,870 · -34.8%
• By 2100: 5,614 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 28% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+36.6) · D 31.4% · R 68.0%
• 2008→2024 swing: -11.2pp toward R · 2008: -25.4pp · 2024: -36.6pp
• All cycles: 2024: R+36.6 2020: R+30.6 2016: R+29.9 2012: R+26.7 2008: R+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.01%
• Current HPI: 142.2867
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+294.0% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $98,500 MLSU
• 2026-03-29 Price Changed $108,500 MLSU
• 2026-03-12 Price Changed $119,500 MLSU
• 2026-03-12 Price Changed $1,195,000 MLSU
• 2026-02-16 Listed $127,659 MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-02-02 Listed $124,000 MLSU
• 2024-12-15 Listing Removed — MLSU
• 2023-12-21 Listed $119,900 MLSU
• 2019-07-11 Sold (MLS) — MLSU
• 2019-04-12 Listed $25,000 MLSU

Property tax history

+69.3%/yr

Latest (2025): $1,190 · +24.2% YoY. Source: county tax records.