715 Coleman Ave · Holly Springs, MS 38635

$174,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 72 Days on market

Built 1962 0.31 ac lot $136/sqft · 11% above area Est $168k · 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 +14.6/30.0
• ARV discount +6.0/15.0
• Appreciation +5.0/10.0
• DSCR +4.4/10.0
• 1% rule +3.2/10.0
• 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

Welcome to this well-maintained 3-bedroom, 2-bath home offering 1,375 square feet-featuring a large insulated detached 2-car garage, perfect for a workshop, storage, or hobby space. Inside, you'll find updated bathroom vanities in both bathrooms, adding a fresh and modern touch. The kitchen is equipped with a built-in oven and cooktop, providing a functional layout for everyday living. Step outside to a spacious backyard complete with a storage shed, offering plenty of room for outdoor activities and additional storage. The property also includes a carport, giving you even more covered parking options. With a roof that's only 7 years old, this home offers added peace of mind. Whether you're a first-time buyer, or anyone looking to maximize value, this property checks all the right boxes. Schedule your showing today!

Key facts

• Spacious backyard
• Carport
• Storage shed

Tags

• DETACHED GARAGE
• UPDATED BATHROOM VANITIES
• BUILT-IN OVEN
• SPACIOUS BACKYARD
• STORAGE SHED
• CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $40 ($485/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (18.3% below list).
• Recommended offer: $142k (18.3% 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 + $-17 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

• It's been on market 72 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $142,134 (18.3% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (median comp): $168,315
• List price: $174,000
• Delta: 3.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
679 Coleman Ave	0.07mi	3/2.0	1,289 (+1%)	1mo	$189,000	$147	91
656 Coleman Ave	0.12mi	3/2.0	1,200 (-6%)	6mo	$210,000	$175	75
665 Salem Ave	0.18mi	3/1.0	1,128 (-12%)	1mo	$169,900	$151	71
27 Jepson St	0.32mi	3/2.5	1,414 (+10%)	3mo	$273,990	$194	59
605 Salem Ave	0.25mi	3/1.0	1,437 (+12%)	13mo	$189,000	$132	57
349 Cuba St	0.38mi	3/2.0	1,168 (-9%)	12mo	$149,999	$128	54
430 Salem Ave	0.56mi	2/2.0 (-1)	1,282 (+0%)	19mo	$180,000	$140	49
390 Ridgecrest Dr	0.69mi	3/1.0	1,350 (+6%)	17mo	$138,000	$102	45
683 Cottrell Ave	0.65mi	3/1.5	1,107 (-14%)	23mo	$165,000	$149	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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,650
• Equity at exit: $50,437

10-year hold

• IRR: 4.5%
• Equity multiple: 1.48×
• Total profit: $23,530
• Equity at exit: $60,559

Cash invested: $48,720 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$97 /mo · $1,170/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $40

Break-even live

Break-even rent $1,370

Max offer price $174,000

Occupancy floor 92%

Sensitivity live

Price	-10% $139	-5% $90	+0% $40	+5% $-9	+10% $-58
Rent	-10% $-72	-5% $-16	+0% $40	+5% $97	+10% $153
Rate	-1.0pp $128	-0.5pp $85	base $40	+0.5pp $-5	+1.0pp $-51

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $174,000 Active 72 DOM
2. 2026-06-21
   days on market $174,000 Active 71 DOM
3. 2026-06-18
   days on market $174,000 Active 69 DOM
4. 2026-06-17
   days on market $174,000 Active 68 DOM
5. 2026-06-16
   days on market $174,000 Active 67 DOM
6. 2026-06-15
   days on market $174,000 Active 66 DOM
7. 2026-06-13
   days on market $174,000 Active 64 DOM
8. 2026-06-12
   days on market $174,000 Active 63 DOM
9. 2026-06-09
   days on market $174,000 Active 60 DOM
10. 2026-06-08
    days on market $174,000 Active 59 DOM
11. 2026-06-07
    days on market $174,000 Active 58 DOM
12. 2026-06-07
    days on market $174,000 Active 57 DOM
13. 2026-06-04
    days on market $174,000 Active 54 DOM
14. 2026-06-02
    days on market $174,000 Active 53 DOM
15. 2026-06-01
    days on market $174,000 Active 52 DOM
16. 2026-05-31
    pricedays on market $174,000 Active 51 DOM
17. 2026-04-22
    price $179,000 836-char remark

    Show marketing remark (836 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath home offering 1,375 square feet-featuring a large insulated detached 2-car garage, perfect for a workshop, storage, or hobby space. Inside, you'll find updated bathroom vanities in both bathrooms, adding a fresh and modern touch. The kitchen is equipped with a built-in oven and cooktop, providing a functional layout for everyday living. Step outside to a spacious backyard complete with a storage shed, offering plenty of room for outdoor activities and additional storage. The property also includes a carport, giving you even more covered parking options. With a roof that's only 7 years old, this home offers added peace of mind. Whether you're a first-time buyer, or anyone looking to maximize value, this property checks all the right boxes. Schedule your showing today!

18. 2026-04-10
    listed $189,900 Active 836-char remark

    Show marketing remark (836 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath home offering 1,375 square feet-featuring a large insulated detached 2-car garage, perfect for a workshop, storage, or hobby space. Inside, you'll find updated bathroom vanities in both bathrooms, adding a fresh and modern touch. The kitchen is equipped with a built-in oven and cooktop, providing a functional layout for everyday living. Step outside to a spacious backyard complete with a storage shed, offering plenty of room for outdoor activities and additional storage. The property also includes a carport, giving you even more covered parking options. With a roof that's only 7 years old, this home offers added peace of mind. Whether you're a first-time buyer, or anyone looking to maximize value, this property checks all the right boxes. Schedule your showing today!

19. 2023-01-09
    soldstatus
20. 2023-01-09
    soldstatus
21. 2023-01-06
    soldstatus Closed 319-char remark

    Show marketing remark (319 chars)

    Move in ready brick home in Holly Springs. 3 bedrooms 1 1/2 baths in great shape. A new metal roof with a single attached carport and a well insulated detached 2 car garage/workshop. The kitchen features an electric cooktop with built oven. Large back yard with provacy fence, Home is in great shape with new paint.

22. 2022-11-26
    status Pending 319-char remark

    Show marketing remark (319 chars)

    Move in ready brick home in Holly Springs. 3 bedrooms 1 1/2 baths in great shape. A new metal roof with a single attached carport and a well insulated detached 2 car garage/workshop. The kitchen features an electric cooktop with built oven. Large back yard with provacy fence, Home is in great shape with new paint.

23. 2022-11-18
    listed $134,900 Active 319-char remark

    Show marketing remark (319 chars)

    Move in ready brick home in Holly Springs. 3 bedrooms 1 1/2 baths in great shape. A new metal roof with a single attached carport and a well insulated detached 2 car garage/workshop. The kitchen features an electric cooktop with built oven. Large back yard with provacy fence, Home is in great shape with new paint.

ⓘ 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: $1,170 · $97/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$205/yr (+$17/mo · 17.5%)

ⓘ 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 22% 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: $17,056
• − Mortgage interest: −$9,747
• − Property taxes: −$1,170
• − Insurance: −$870
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$5,062
• Taxable loss: −$2,521
• Est. tax savings @ 24.0%: +$605
• After-tax cash flow: $1,090/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

+32.7% since first listed

7 events — show timeline

• 2026-04-22 Price Changed $179,000 MLSU
• 2026-04-10 Listed $189,900 MLSU
• 2023-01-09 Sold (Public Records) — Public Records
• 2023-01-09 Sold (Public Records) — Public Records
• 2023-01-06 Sold (MLS) — MLSU
• 2022-11-26 Pending — MLSU
• 2022-11-18 Listed $134,900 MLSU

Property tax history

-23.9%/yr

Latest (2025): $1,170 · +11.3% YoY. Source: county tax records.