679 Coleman Ave · Holly Springs, MS 38635

$189,900

3 bd · 1.0 ba · 1,269 sqft · SingleFamily public records · 10 Days on market

Built 1960 0.31 ac lot Est $187k · at est.

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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 +12.2/30.0
• ARV discount +6.7/15.0
• Appreciation +5.0/10.0
• DSCR +3.6/10.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Just in time for spring, this move-in ready 3 bedroom, 2 bathroom home sits on a spacious lot in Holly Springs and offers the perfect blend of comfort and modern updates. Step inside to an open, light-filled layout featuring luxury vinyl flooring and a seamless flow between the living, diving, and kitchen areas—ideal for everyday living and entertaining. The kitchen offers updated finishes, ample cabinet space, and a functional design. Both bathrooms have been refreshed, and the home provides well-sized bedrooms throughout. Enjoy the outdoors with a large yard perfect for relaxing, entertaining, or creating your own outdoor retreat this season. Potential for lower property taxes compared to similar homes in the area. Buyer to verify. Conveniently located with easy access to local amenities. Schedule your showing today.

Key facts

• Updated finishes
• Spacious lot
• Open layout

Tags

• SPACIOUS LOT
• OPEN LAYOUT
• LUXURY VINYL FLOORING
• UPDATED FINISHES
• AMPLE CABINET SPACE
• REFRESHED BATHROOMS

Property features AI

Finance

• Financial info: Financing available: Conventional, FHA, VA

Exterior

• Parking: 1 covered parking space; Driveway/pad
• Utilities: Public water and sewer (standard for area)
• Home design: Detached single-family home; Traditional style; Single-story; Existing property; Built in 1960
• Construction: Brick veneer exterior; Double-pane windows
• Exterior features: Front porch; Chain-link fence; Some trees; Level, landscaped yard

Interior

• Kitchen: Range/oven; Dishwasher; Microwave; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: 3 bedrooms, all on the main level; Master bedroom on the main level
• Flooring: Hardwood throughout; Vinyl flooring; Smooth ceilings
• Bathrooms: 2 full bathrooms; Renovated bathroom; Full bathroom on the main level
• Heating & cooling: Central heating; Central cooling; Ceiling fans
• Interior features: 6 total rooms; Living room and dining room combined; Eat-in kitchen; Pantry; Washer/Dryer connections; Cable (wired)
• Laundry & utility: Washer/Dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-37 ($-440/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (25.3% below list).
• Recommended offer: $142k (25.3% 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: amenities F, commute F, employment 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.
• Zoned schools: Holly Springs Primary School (math 12% / reading 12%, grade F, #308 of 375 statewide, top 83%, 358 students, 100% FRL); Holly Springs Intermediate School (math 11% / reading 14%, grade F, #143 of 179 statewide, top 81%, 228 students, 100% FRL); Holly Springs High School (math 12% / reading 12%, grade F, #164 of 197 statewide, top 84%, 301 students, 100% FRL).
• Market conditions: 147 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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

• Climate carrying-cost: moderate 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 $141,868 (25.3% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.75% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $186,543
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
679 Coleman Ave	0.00mi	3/2.0	1,289 (+2%)	1mo	$189,000	$147	93
656 Coleman Ave	0.06mi	3/2.0	1,200 (-5%)	6mo	$210,000	$175	79
665 Salem Ave	0.14mi	3/1.0	1,128 (-11%)	1mo	$169,900	$151	74
27 Jepson St	0.27mi	3/2.5	1,414 (+11%)	3mo	$273,990	$194	60
605 Salem Ave	0.20mi	3/1.0	1,437 (+13%)	13mo	$189,000	$132	58
349 Cuba St	0.36mi	3/2.0	1,168 (-8%)	12mo	$149,999	$128	56
430 Salem Ave	0.50mi	2/2.0 (-1)	1,282 (+1%)	19mo	$180,000	$140	50
390 Ridgecrest Dr	0.63mi	3/1.0	1,350 (+6%)	17mo	$138,000	$102	46
683 Cottrell Ave	0.66mi	3/1.5	1,107 (-13%)	23mo	$165,000	$149	27
360 E College Ave	0.67mi	2/1.0 (-1)	1,085 (-14%)	17mo	$159,000	$147	26

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: -3.2%
• Equity multiple: 0.85×
• Total profit: $-8,051
• Equity at exit: $55,046

10-year hold

• IRR: 2.5%
• Equity multiple: 1.27×
• Total profit: $14,498
• Equity at exit: $66,092

Cash invested: $53,172 (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: 147
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,419 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-37

Break-even live

Break-even rent $1,465

Max offer price $183,430

Occupancy floor 98%

Sensitivity live

Price	-10% $71	-5% $17	+0% $-37	+5% $-90	+10% $-144
Rent	-10% $-149	-5% $-93	+0% $-37	+5% $19	+10% $75
Rate	-1.0pp $59	-0.5pp $12	base $-37	+0.5pp $-86	+1.0pp $-136

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-07
   listing id $189,900 Pending 10 DOM
2. 2026-05-02
   status Pending
3. 2026-05-01
   status Pending 836-char remark

   Show marketing remark (836 chars)

   Just in time for spring, this move-in ready 3 bedroom, 2 bathroom home sits on a spacious lot in Holly Springs and offers the perfect blend of comfort and modern updates. Step inside to an open, light-filled layout featuring luxury vinyl flooring and a seamless flow between the living, diving, and kitchen areas—ideal for everyday living and entertaining. The kitchen offers updated finishes, ample cabinet space, and a functional design. Both bathrooms have been refreshed, and the home provides well-sized bedrooms throughout. Enjoy the outdoors with a large yard perfect for relaxing, entertaining, or creating your own outdoor retreat this season. Potential for lower property taxes compared to similar homes in the area. Buyer to verify. Conveniently located with easy access to local amenities. Schedule your showing today.

4. 2026-04-21
   listed $189,900 Active

   Show marketing remark (836 chars)

   Just in time for spring, this move-in ready 3 bedroom, 2 bathroom home sits on a spacious lot in Holly Springs and offers the perfect blend of comfort and modern updates. Step inside to an open, light-filled layout featuring luxury vinyl flooring and a seamless flow between the living, diving, and kitchen areas—ideal for everyday living and entertaining. The kitchen offers updated finishes, ample cabinet space, and a functional design. Both bathrooms have been refreshed, and the home provides well-sized bedrooms throughout. Enjoy the outdoors with a large yard perfect for relaxing, entertaining, or creating your own outdoor retreat this season. Potential for lower property taxes compared to similar homes in the area. Buyer to verify. Conveniently located with easy access to local amenities. Schedule your showing today.

5. 2026-04-21
   listed $189,900 Active 836-char remark

   Show marketing remark (836 chars)

   Just in time for spring, this move-in ready 3 bedroom, 2 bathroom home sits on a spacious lot in Holly Springs and offers the perfect blend of comfort and modern updates. Step inside to an open, light-filled layout featuring luxury vinyl flooring and a seamless flow between the living, diving, and kitchen areas—ideal for everyday living and entertaining. The kitchen offers updated finishes, ample cabinet space, and a functional design. Both bathrooms have been refreshed, and the home provides well-sized bedrooms throughout. Enjoy the outdoors with a large yard perfect for relaxing, entertaining, or creating your own outdoor retreat this season. Potential for lower property taxes compared to similar homes in the area. Buyer to verify. Conveniently located with easy access to local amenities. Schedule your showing today.

6. 2023-10-02
   soldstatus
7. 2023-09-28
   soldstatus Closed 767-char remark

   Show marketing remark (767 chars)

   Welcome to your dream home! This stunning 3 bedroom, 2 full bath residence has been meticulously remodeled to offer you the epitome of modern living. Situated on a spacious lot, this home boasts a contemporary charm that is sure to captivate you from the moment you arrive. Step inside and be greeted by an open and airy floor plan, where natural light floods every corner, creating a warm and inviting atmosphere. The seamless flow between the living, dining, and kitchen areas is perfect for entertaining guests or enjoying quality time with loved ones. Don't miss your chance to experience the pinnacle of modern living in this beautifully remodeled home. Schedule a showing today and prepare to be captivated by all that this stunning property has to offer.

8. 2023-08-20
   status Pending 767-char remark

   Show marketing remark (767 chars)

   Welcome to your dream home! This stunning 3 bedroom, 2 full bath residence has been meticulously remodeled to offer you the epitome of modern living. Situated on a spacious lot, this home boasts a contemporary charm that is sure to captivate you from the moment you arrive. Step inside and be greeted by an open and airy floor plan, where natural light floods every corner, creating a warm and inviting atmosphere. The seamless flow between the living, dining, and kitchen areas is perfect for entertaining guests or enjoying quality time with loved ones. Don't miss your chance to experience the pinnacle of modern living in this beautifully remodeled home. Schedule a showing today and prepare to be captivated by all that this stunning property has to offer.

9. 2023-08-14
   listed $187,900 Active 767-char remark

   Show marketing remark (767 chars)

   Welcome to your dream home! This stunning 3 bedroom, 2 full bath residence has been meticulously remodeled to offer you the epitome of modern living. Situated on a spacious lot, this home boasts a contemporary charm that is sure to captivate you from the moment you arrive. Step inside and be greeted by an open and airy floor plan, where natural light floods every corner, creating a warm and inviting atmosphere. The seamless flow between the living, dining, and kitchen areas is perfect for entertaining guests or enjoying quality time with loved ones. Don't miss your chance to experience the pinnacle of modern living in this beautifully remodeled home. Schedule a showing today and prepare to be captivated by all that this stunning property has to offer.

10. 2023-03-07
    soldstatus
11. 2023-03-03
    soldstatus Closed
12. 2023-01-20
    historical
13. 2023-01-19
    listed $50,000

ⓘ 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: $989 · $82/mo
• Projected year-2 tax: $1,500 · $125/mo
• Expected delta: +$511/yr (+$43/mo · 51.7%)

ⓘ 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 5/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,024
• − Mortgage interest: −$10,637
• − Property taxes: −$989
• − Insurance: −$950
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$5,524
• Taxable loss: −$3,800
• Est. tax savings @ 24.0%: +$912
• After-tax cash flow: $472/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

+279.8% since first listed

12 events — show timeline

• 2026-05-02 Pending — Memphis Area Association of Realtors(R) MLS
• 2026-05-01 Pending — MLSU
• 2026-04-21 Listed $189,900 MLSU
• 2026-04-21 Listed $189,900 Memphis Area Association of Realtors(R) MLS
• 2023-10-02 Sold (Public Records) — Public Records
• 2023-09-28 Sold (MLS) — MLSU
• 2023-08-20 Pending — MLSU
• 2023-08-14 Listed $187,900 MLSU
• 2023-03-07 Sold (Public Records) — Public Records
• 2023-03-03 Sold (MLS) — MLSU
• 2023-01-20 Listing Removed — MLSU
• 2023-01-19 Listed $50,000 MLSU

Property tax history

-18.2%/yr

Latest (2025): $989 · +4.7% YoY. Source: county tax records.