996 Riverside Rd · Hollandale, MS 38748

$95,000

3 bd · 1.0 ba · 1,847 sqft · SingleFamily public records · 79 Days on market

Built 1970 1.96 ac lot $51/sqft · 24% below area Est $125k · 24% under

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +7.2/10.0
• Appreciation +5.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

1.96 Acres and 3 bedroom, 2 bath home right across the street from Riverside High School. Large 30 x 60 open/metal shed in back yard. This is a great investment property. Call Chevy today for more info.

Key facts

• Investment property
• Open metal shed
• 1.96 acre lot

Tags

• OPEN METAL SHED
• INVESTMENT PROPERTY
• RIVERSIDE HIGH SCHOOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% 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.
• Western Line School District (rural): math 19% / reading 28% proficiency, ranked #84 of 130 in MS (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% 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 $1k of equity ($657 loan paydown + $564 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.22% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 6.8

CMA / ARV

• ARV (median comp): $124,680
• List price: $95,000
• Delta: -23.80%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.8%
• Equity multiple: 1.49×
• Total profit: $12,987
• Equity at exit: $30,438

10-year hold

• IRR: 14.1%
• Equity multiple: 2.65×
• Total profit: $43,876
• Equity at exit: $38,951

Cash invested: $26,600 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$176 /mo · $2,117/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $205

Break-even live

Break-even rent $904

Max offer price $95,000

Occupancy floor 77%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   status $95,000 Pending 79 DOM
2. 2026-06-05
   days on market $95,000 Active 79 DOM
3. 2026-06-04
   days on market $95,000 Active 77 DOM
4. 2026-06-02
   days on market $95,000 Active 76 DOM
5. 2026-06-01
   days on market $95,000 Active 75 DOM
6. 2026-05-31
   days on market $95,000 Active 74 DOM
7. 2026-03-18
   listed $95,000 Active 202-char remark

   Show marketing remark (202 chars)

   1.96 Acres and 3 bedroom, 2 bath home right across the street from Riverside High School. Large 30 x 60 open/metal shed in back yard. This is a great investment property. Call Chevy today for more info.

ⓘ 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: $2,117 · $176/mo
• Projected year-2 tax: $2,117 · $176/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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $13,957
• − Mortgage interest: −$5,321
• − Property taxes: −$2,117
• − Insurance: −$475
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$2,764
• Taxable income: $1,046
• Est. tax owed @ 24.0%: −$251
• After-tax cash flow: $2,204/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: Western Line School District
• NCES district ID: 2804680
• Math proficiency: 19% ▼ -22.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $35,488
• Composite: 19.4/100
• National rank: #8780
• State rank: #84 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

• 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

1 event — show timeline

• 2026-03-18 Listed $95,000 Greenville Area MLS

Property tax history

+14.6%/yr

Latest (2025): $2,117 · -10.8% YoY. Source: county tax records.