607 N Simmons · Hollandale, MS 38748

$25,000

4 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 784 Days on market

Built 1971 0.77 ac lot $17/sqft · 70% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

Investment property extra lot is Included with this property; Parcel 50368400000 - lot size 100X200; Richards ADD Lot # 001- yearly taxes for this lot is $121.83 Property being sold in “As is”, “Where is condition. ”

Key facts

• 0.77 acre lot
• Built 1971
• Listed 784 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#202 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Hollandale School District (town): math 5% / reading 16% proficiency, ranked #116 of 130 in MS (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 10 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $321 of equity ($173 loan paydown + $148 appreciation (0.6% local appreciation)).
• Washington County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 784 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 784 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.94% ✓
• Cap rate: 43.29%
• Cash-on-cash: 132.13%
• DSCR: 6.88
• GRM: 1.7

CMA / ARV

• ARV (median comp): $84,170
• List price: $25,000
• Delta: -70.30%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

0.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.01×
• Total profit: $49,103
• Equity at exit: $8,010

10-year hold

• IRR: —
• Equity multiple: 16.75×
• Total profit: $110,225
• Equity at exit: $10,250

Cash invested: $7,000 (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 38748

• Home prices YoY: 1.1%
• Active inventory: 12
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $771

Break-even live

Break-even rent $260

Max offer price $25,000

Occupancy floor 33%

Sensitivity live

Price	-10% $785	-5% $778	+0% $771	+5% $764	+10% $757
Rent	-10% $673	-5% $722	+0% $771	+5% $820	+10% $868
Rate	-1.0pp $783	-0.5pp $777	base $771	+0.5pp $764	+1.0pp $758

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $25,000 Active 784 DOM
2. 2026-06-18
   days on market $25,000 Active 782 DOM
3. 2026-06-17
   days on market $25,000 Active 781 DOM
4. 2026-06-16
   days on market $25,000 Active 780 DOM
5. 2026-06-15
   days on market $25,000 Active 779 DOM
6. 2026-06-13
   days on market $25,000 Active 777 DOM
7. 2026-06-12
   days on market $25,000 Active 776 DOM
8. 2026-06-09
   days on market $25,000 Active 773 DOM
9. 2026-06-08
   days on market $25,000 Active 772 DOM
10. 2026-06-07
    days on market $25,000 Active 771 DOM
11. 2026-06-07
    days on market $25,000 Active 770 DOM
12. 2026-06-04
    days on market $25,000 Active 767 DOM
13. 2026-06-02
    days on market $25,000 Active 766 DOM
14. 2026-06-01
    days on market $25,000 Active 765 DOM
15. 2026-05-31
    days on market $25,000 Active 764 DOM
16. 2025-07-26
    status Active 242-char remark

    Show marketing remark (242 chars)

    Investment property extra lot is Included with this property; Parcel 50368400000 - lot size 100X200; Richards ADD Lot # 001- yearly taxes for this lot is $121.83 Property being sold in “As is”, “Where is condition. ”

17. 2025-01-03
    status Active 242-char remark

    Show marketing remark (242 chars)

    Investment property extra lot is Included with this property; Parcel 50368400000 - lot size 100X200; Richards ADD Lot # 001- yearly taxes for this lot is $121.83 Property being sold in “As is”, “Where is condition. ”

18. 2023-10-19
    listed $25,000 Active 242-char remark

    Show marketing remark (242 chars)

    Investment property extra lot is Included with this property; Parcel 50368400000 - lot size 100X200; Richards ADD Lot # 001- yearly taxes for this lot is $121.83 Property being sold in “As is”, “Where is condition. ”

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $771 · $64/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $14,833
• − Mortgage interest: −$1,400
• − Property taxes: −$771
• − Insurance: −$125
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$727
• Taxable income: $9,436
• Est. tax owed @ 24.0%: −$2,265
• After-tax cash flow: $6,984/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: Hollandale School District
• NCES district ID: 2801890
• Math proficiency: 5% ▼ -20.00%
• Reading proficiency: 16% ▼ -4.00%
• Median HH income: $26,801
• Composite: 7.78/100
• National rank: #9935
• State rank: #116 of 130 in MS

Livability — Hollandale

• Score: 61/100
• State rank: #202
• US rank: #18250

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hollandale, MS
• Population (ZIP): 3,047

Population outlook (Washington County) Hauer SSP2

• Today (2025): 41,424 people
• By 2030: 38,061 · -8.1%
• By 2040: 31,752 · -23.3%
• By 2050: 26,394 · -36.3%
• By 2075: 17,180 · -58.5%
• By 2100: 12,936 · -68.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (75%)
• Race & ethnicity: Black 75% White 24%
• Common ancestry: Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+35.0) · D 67.0% · R 32.0% · Other 1.1%
• 2008→2024 swing: +0.2pp no change · 2008: 34.7pp · 2024: 35.0pp
• All cycles: 2024: D+35.0 2020: D+40.0 2016: D+36.4 2012: D+42.7 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.59%
• Current HPI: 56.0958
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2025-07-26 Relisted — Greenville Area MLS
• 2025-01-03 Relisted — Greenville Area MLS
• 2023-10-19 Listed $25,000 Greenville Area MLS

Property tax history

+4.5%/yr

Latest (2025): $771 · +3.7% YoY. Source: county tax records.