265 Chickasaw St · Holly Springs, MS 38635

$165,000

3 bd · 2.0 ba · 1,144 sqft · SingleFamily · 7 Days on market

Built 1973 Good condition 9,583 sqft lot Est $160k · 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 +11.8/30.0
• ARV discount +6.1/15.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.1/10.0

Listing remarks

This property recently totally renovated, new roof, interior walls, bath fixtures, doors, light fixtures, ceiling fans ect

Key facts

• Interior walls
• Bath fixtures
• Light fixtures

Tags

• NEW ROOF
• INTERIOR WALLS
• BATH FIXTURES
• DOORS
• LIGHT FIXTURES
• CEILING FANS

Property features AI

Exterior

• Parking: Attached carport (1 carport space); Total 3 parking spaces; On-street parking; Paved driveway with concrete and direct access
• Security: Security door(s)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Natural gas connected
• Home design: Single-family house; One story; Entry level: Main
• Construction: Brick construction; Architectural shingle roof; Conventional foundation; Built (year source: assessor)
• Exterior features: Awning-covered patio/porch; Back yard with chain link fencing; Corner city lot; Fenced lot

Interior

• Kitchen: Free‑standing electric range; Free‑standing refrigerator; Electric water heater; Eat‑in layout
• Bedrooms: Three bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Security door(s); Storm door(s); Blinds, screens, storm windows, and vinyl-clad windows
• Laundry & utility: Laundry located in the carport

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-44 ($-526/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (15.9% below list).
• Recommended offer: $139k (15.9% 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 Junior High School (math 17% / reading 17%, grade F, #125 of 179 statewide, top 70%, 138 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: 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 $1k of equity ($1k loan paydown + $-16 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $138,792 (15.9% 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 1973 — 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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $160,160
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
665 Salem Ave	0.16mi	3/1.0	1,128 (-1%)	1mo	$169,900	$151	86
349 Cuba St	0.13mi	3/2.0	1,168 (+2%)	12mo	$149,999	$128	81
656 Coleman Ave	0.23mi	3/2.0	1,200 (+5%)	6mo	$210,000	$175	76
679 Coleman Ave	0.29mi	3/2.0	1,289 (+13%)	1mo	$189,000	$147	65
165 Greenbriar Cir	0.68mi	3/1.5	1,075 (-6%)	3mo	$80,000	$74	54
578 Robbindale Ln	0.55mi	3/1.5	1,215 (+6%)	11mo	$149,900	$123	53
645 Cox Ave	0.30mi	3/1.5	1,025 (-10%)	16mo	$29,600	$29	53
395 E Van Dorn Ave	0.38mi	2/1.5 (-1)	1,020 (-11%)	6mo	$60,000	$59	52
683 Cottrell Ave	0.51mi	3/1.5	1,107 (-3%)	22mo	$165,000	$149	50
430 Salem Ave	0.29mi	2/2.0 (-1)	1,282 (+12%)	19mo	$180,000	$140	46
360 E College Ave	0.57mi	2/1.0 (-1)	1,085 (-5%)	17mo	$159,000	$147	42

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: -3.5%
• Equity multiple: 0.83×
• Total profit: $-7,674
• Equity at exit: $47,828

10-year hold

• IRR: 2.3%
• Equity multiple: 1.25×
• Total profit: $11,367
• Equity at exit: $57,426

Cash invested: $46,200 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-44

Break-even live

Break-even rent $1,443

Max offer price $158,659

Occupancy floor 98%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $165,000 Active 7 DOM
2. 2026-06-17
   days on market $165,000 Active 6 DOM
3. 2026-06-16
   days on market $165,000 Active 5 DOM
4. 2026-06-15
   days on market $165,000 Active 4 DOM
5. 2026-06-13
   days on market $165,000 Active 2 DOM
6. 2026-06-12
   remarks 122-char remark
7. 2026-06-12
   listed $165,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $16,655
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$4,800
• Taxable loss: −$3,352
• Est. tax savings @ 24.0%: +$805
• After-tax cash flow: $279/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.

Condition & rehab AI · 14 photos

Good 80/100 Cosmetic rehab

This recently renovated home with a new roof and fresh exterior paint presents a good investment opportunity with minimal repairs needed.

Value-add opportunities

• Both Painting exterior walls and siding — Enhances curb appeal and property value.
• Both Landscaping and garden maintenance — Improves curb appeal and enhances property value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior walls and siding — Enhances curb appeal and property value. ↑
• Both Landscaping and garden maintenance — Improves curb appeal and enhances property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-11 Listed $165,000 MLSU