300 E Valley Ave · Holly Springs, MS 38635

$129,850

3 bd · 1.0 ba · 1,215 sqft · SingleFamily public records · 201 Days on market

Built 1970 10,454 sqft lot $107/sqft · 14% below area Est $152k · 14% under ↓ 7% since listing

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Why this score? — see what drove the C+ 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 +22.4/30.0
• ARV discount +14.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.7/10.0
• 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

SELLING BELOW APPRAISAL PRICE! STEP INTO INSTANT EQUITY. BACK ON MARKET DUE TO FINANCING. ALREADY PASSED INSPECTION AND APPRAISAL. Thier loss is your gain! Check out the detached 2-car garage!Dont miss this opportunity for one of the few MOVE-IN-READY homes under 150k.USDA $0 down payment eligible.Upon entrance to this cozy cottage,you're greeted with hardwoods flowing throughout the living spaces. Enjoy a spacious backyard while utilizing a large detached 2-car garage.Just a short walk from downtown Holly Springs,this beauty is a rare gem in North MS.Call your favorite agent and scheduele your showing today!

Key facts

• Spacious backyard
• Move-in-ready
• Hardwoods

Tags

• MOVE-IN-READY
• HARDWOODS
• SPACIOUS BACKYARD
• DETACHED 2-CAR GARAGE
• SHORT WALK FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• 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; 310 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $885 of equity ($898 loan paydown + $-13 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $19k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $114,268 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 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 1970 — 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: 1.07% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (median comp): $151,638
• List price: $129,850
• Delta: -14.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
578 Robbindale Ln	0.54mi	3/1.5	1,215 (0%)	11mo	$149,900	$123	64
656 Coleman Ave	0.72mi	3/2.0	1,200 (-1%)	6mo	$210,000	$175	55
665 Salem Ave	0.69mi	3/1.0	1,128 (-7%)	1mo	$169,900	$151	55
430 Salem Ave	0.28mi	2/2.0 (-1)	1,282 (+6%)	19mo	$180,000	$140	53
155 Martin St	0.23mi	2/1.0 (-1)	1,100 (-10%)	20mo	$99,000	$90	52
349 Cuba St	0.60mi	3/2.0	1,168 (-4%)	12mo	$149,999	$128	52
360 E College Ave	0.36mi	2/1.0 (-1)	1,085 (-11%)	17mo	$159,000	$147	47
165 Greenbriar Cir	0.65mi	3/1.5	1,075 (-12%)	3mo	$80,000	$74	46
230 Greenbriar Cir	0.74mi	3/1.5	1,075 (-12%)	6mo	$134,900	$125	40
390 Ridgecrest Dr	0.61mi	3/1.0	1,350 (+11%)	17mo	$138,000	$102	39
216 Johnson Park	0.69mi	2/1.0 (-1)	1,131 (-7%)	16mo	$79,900	$71	38

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: 5.7%
• Equity multiple: 1.27×
• Total profit: $9,908
• Equity at exit: $37,640

10-year hold

• IRR: 10.9%
• Equity multiple: 2.19×
• Total profit: $43,361
• Equity at exit: $45,193

Cash invested: $36,358 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$151 /mo · $1,813/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $216

Break-even live

Break-even rent $1,122

Max offer price $129,850

Occupancy floor 80%

Sensitivity live

Price	-10% $289	-5% $253	+0% $216	+5% $179	+10% $142
Rent	-10% $106	-5% $161	+0% $216	+5% $271	+10% $326
Rate	-1.0pp $281	-0.5pp $249	base $216	+0.5pp $182	+1.0pp $148

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: $32,462
• Closing costs: $3,896
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $129,850 Active 201 DOM
2. 2026-06-18
   days on market $129,850 Active 199 DOM
3. 2026-06-17
   days on market $129,850 Active 198 DOM
4. 2026-06-16
   days on market $129,850 Active 197 DOM
5. 2026-06-15
   days on market $129,850 Active 196 DOM
6. 2026-06-13
   days on market $129,850 Active 194 DOM
7. 2026-06-12
   days on market $129,850 Active 193 DOM
8. 2026-06-09
   days on market $129,850 Active 190 DOM
9. 2026-06-08
   days on market $129,850 Active 189 DOM
10. 2026-06-07
    days on market $129,850 Active 188 DOM
11. 2026-06-07
    days on market $129,850 Active 187 DOM
12. 2026-06-04
    days on market $129,850 Active 184 DOM
13. 2026-06-02
    days on market $129,850 Active 183 DOM
14. 2026-06-01
    days on market $129,850 Active 182 DOM
15. 2026-05-31
    days on market $129,850 Active 181 DOM
16. 2026-05-31
    price $129,850 Active 180 DOM
17. 2026-04-09
    status Active 617-char remark

    Show marketing remark (617 chars)

    SELLING BELOW APPRAISAL PRICE! STEP INTO INSTANT EQUITY. BACK ON MARKET DUE TO FINANCING. ALREADY PASSED INSPECTION AND APPRAISAL. Thier loss is your gain! Check out the detached 2-car garage!Dont miss this opportunity for one of the few MOVE-IN-READY homes under 150k.USDA $0 down payment eligible.Upon entrance to this cozy cottage,you're greeted with hardwoods flowing throughout the living spaces. Enjoy a spacious backyard while utilizing a large detached 2-car garage.Just a short walk from downtown Holly Springs,this beauty is a rare gem in North MS.Call your favorite agent and scheduele your showing today!

18. 2026-02-08
    status Pending 617-char remark

    Show marketing remark (617 chars)

    SELLING BELOW APPRAISAL PRICE! STEP INTO INSTANT EQUITY. BACK ON MARKET DUE TO FINANCING. ALREADY PASSED INSPECTION AND APPRAISAL. Thier loss is your gain! Check out the detached 2-car garage!Dont miss this opportunity for one of the few MOVE-IN-READY homes under 150k.USDA $0 down payment eligible.Upon entrance to this cozy cottage,you're greeted with hardwoods flowing throughout the living spaces. Enjoy a spacious backyard while utilizing a large detached 2-car garage.Just a short walk from downtown Holly Springs,this beauty is a rare gem in North MS.Call your favorite agent and scheduele your showing today!

19. 2026-01-05
    status Active 617-char remark

    Show marketing remark (617 chars)

    SELLING BELOW APPRAISAL PRICE! STEP INTO INSTANT EQUITY. BACK ON MARKET DUE TO FINANCING. ALREADY PASSED INSPECTION AND APPRAISAL. Thier loss is your gain! Check out the detached 2-car garage!Dont miss this opportunity for one of the few MOVE-IN-READY homes under 150k.USDA $0 down payment eligible.Upon entrance to this cozy cottage,you're greeted with hardwoods flowing throughout the living spaces. Enjoy a spacious backyard while utilizing a large detached 2-car garage.Just a short walk from downtown Holly Springs,this beauty is a rare gem in North MS.Call your favorite agent and scheduele your showing today!

20. 2026-01-05
    price $137,900 617-char remark

    Show marketing remark (617 chars)

    SELLING BELOW APPRAISAL PRICE! STEP INTO INSTANT EQUITY. BACK ON MARKET DUE TO FINANCING. ALREADY PASSED INSPECTION AND APPRAISAL. Thier loss is your gain! Check out the detached 2-car garage!Dont miss this opportunity for one of the few MOVE-IN-READY homes under 150k.USDA $0 down payment eligible.Upon entrance to this cozy cottage,you're greeted with hardwoods flowing throughout the living spaces. Enjoy a spacious backyard while utilizing a large detached 2-car garage.Just a short walk from downtown Holly Springs,this beauty is a rare gem in North MS.Call your favorite agent and scheduele your showing today!

21. 2025-12-01
    historical 617-char remark

    Show marketing remark (617 chars)

    SELLING BELOW APPRAISAL PRICE! STEP INTO INSTANT EQUITY. BACK ON MARKET DUE TO FINANCING. ALREADY PASSED INSPECTION AND APPRAISAL. Thier loss is your gain! Check out the detached 2-car garage!Dont miss this opportunity for one of the few MOVE-IN-READY homes under 150k.USDA $0 down payment eligible.Upon entrance to this cozy cottage,you're greeted with hardwoods flowing throughout the living spaces. Enjoy a spacious backyard while utilizing a large detached 2-car garage.Just a short walk from downtown Holly Springs,this beauty is a rare gem in North MS.Call your favorite agent and scheduele your showing today!

22. 2025-08-28
    listed $148,500 Active 617-char remark

    Show marketing remark (617 chars)

    SELLING BELOW APPRAISAL PRICE! STEP INTO INSTANT EQUITY. BACK ON MARKET DUE TO FINANCING. ALREADY PASSED INSPECTION AND APPRAISAL. Thier loss is your gain! Check out the detached 2-car garage!Dont miss this opportunity for one of the few MOVE-IN-READY homes under 150k.USDA $0 down payment eligible.Upon entrance to this cozy cottage,you're greeted with hardwoods flowing throughout the living spaces. Enjoy a spacious backyard while utilizing a large detached 2-car garage.Just a short walk from downtown Holly Springs,this beauty is a rare gem in North MS.Call your favorite agent and scheduele your showing today!

23. 2025-02-26
    soldstatus
24. 2024-02-13
    soldstatus
25. 2020-05-18
    soldstatus
26. 2005-08-11
    soldstatus

ⓘ 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: $1,813 · $151/mo
• Projected year-2 tax: $1,813 · $151/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,741
• − Mortgage interest: −$7,274
• − Property taxes: −$1,813
• − Insurance: −$649
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$3,777
• Taxable income: $549
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $2,460/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

-7.1% since first listed

10 events — show timeline

• 2026-04-09 Relisted — MLSU
• 2026-02-08 Pending — MLSU
• 2026-01-05 Relisted — MLSU
• 2026-01-05 Price Changed $137,900 MLSU
• 2025-12-01 Listing Removed — MLSU
• 2025-08-28 Listed $148,500 MLSU
• 2025-02-26 Sold (Public Records) — Public Records
• 2024-02-13 Sold (Public Records) — Public Records
• 2020-05-18 Sold (Public Records) — Public Records
• 2005-08-11 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,813 · +7.4% YoY. Source: county tax records.