412 E Hays St · Hollandale, MS 38748

$660,000

42 bd · 28.0 ba · 2,188 sqft · MultiFamily public records · 107 Days on market

Built 2008 4.30 ac lot ↓ 2% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 14 units. estimate disagrees with records

Listing remarks

Investment opportunity with excellent income potential. These 7 duplexes totaling 14 units consist of 3 bedrooms and 2 bathrooms in each unit. Open concept den and kitchen. There is potential 100% occupancy with one unit at this time vacant. Each unit is equipped with an oven and refrigerator. There is also a laundry room for your washer an dryer. This property is 4.30 acres to add additional units to for further income potential. Section 8 is available. Rent rolls are available upon request.

Key facts

• Income potential
• Laundry room
• 4.30 acres

Tags

• INVESTMENT OPPORTUNITY
• INCOME POTENTIAL
• OPEN CONCEPT DEN AND KITCHEN
• LAUNDRY ROOM
• 4.30 ACRES

What this means for you Summary

Snapshot

• This is a 14 × 3-bed/2.0-bath units multifamily listed at $660k.

Deal economics

• At list price, monthly cash flow is $5k ($59k/yr) — positive. Per door: $354/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $660k).
• Recommended offer: $601k (9.0% 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.
• Hollandale School District (town): math 5% / reading 16% proficiency, ranked #116 of 130 in MS (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% 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 $8k of equity ($5k loan paydown + $4k 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 $185k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($601k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $600,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.83% ✓
• Cap rate: 15.31%
• Cash-on-cash: 32.19%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.9%
• Equity multiple: 2.71×
• Total profit: $315,260
• Equity at exit: $211,466

10-year hold

• IRR: 36.6%
• Equity multiple: 5.28×
• Total profit: $790,029
• Equity at exit: $270,606

Cash invested: $184,800 (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: 63.9×

Monthly cashflow live

• Estimated rent: $12,049 medium
• Mortgage (P&I): −$3,461
• Tax est. 1.5%: −$825 /mo · $9,900/yr
• Insurance: −$275
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,530
• Net cashflow: $4,958

Break-even live

Break-even rent $5,774

Max offer price $660,000

Occupancy floor 54%

14-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 14× units	3	2	$12,054
Total (14 units)			$12,049

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: $165,000
• Closing costs: $19,800
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $660,000 Active 107 DOM
2. 2026-06-17
   days on market $660,000 Active 106 DOM
3. 2026-06-16
   days on market $660,000 Active 105 DOM
4. 2026-06-15
   days on market $660,000 Active 104 DOM
5. 2026-06-13
   statusdays on market $660,000 Active 102 DOM
6. 2026-02-18
   status Pending
7. 2026-01-18
   status Active
8. 2025-08-08
   status Pending
9. 2025-07-09
   price $660,000
10. 2025-05-26
    listed $675,000 Active

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $144,588
• − Mortgage interest: −$36,970
• − Property taxes: −$9,900
• − Insurance: −$3,300
• − Repairs & maintenance: −$11,567
• − Management: −$11,567
• − Depreciation: −$19,200
• Taxable income: $52,084
• Est. tax owed @ 24.0%: −$12,500
• After-tax cash flow: $46,991/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: Hollandale School District
• NCES district ID: 2801890
• Math proficiency: 5% ▼ -20.00%
• Reading proficiency: 16% ▼ -4.00%
• Median HH income: $26,801
• Composite: 7.78/100
• National rank: #9935
• State rank: #116 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

• Census place: Hollandale, MS
• 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

-2.2% since first listed

5 events — show timeline

• 2026-02-18 Pending — MLSU
• 2026-01-18 Relisted — MLSU
• 2025-08-08 Pending — MLSU
• 2025-07-09 Price Changed $660,000 MLSU
• 2025-05-26 Listed $675,000 MLSU

Property tax history

-31.6%/yr

Latest (2025): $158 · -1.1% YoY. Source: county tax records.