57 S Main St · Holcomb, MS 38940

$125,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 70 Days on market

Built 1968 0.52 ac lot $121/sqft · 13% below area Est $180k · 31% under ↓ 17% since listing

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Appreciation +6.0/10.0
• Schools +4.0/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Have you been looking for an affordable starter home? This newly remodeled 1,306± sq. ft. home in Grenada County, MS, offers a comfortable living space with three bedrooms and one bathroom. Conveniently located just 11 minutes west of Grenada and 17 miles west of Grenada Lake, the property sits on a 0.52± acre lot with paved road frontage. It features natural gas, power provided by Entergy, and water service from the city limits of Grenada. Additionally, a carport adds extra convenience, making this a well-equipped home in a great location.

Key facts

• Paved road frontage
• Carport
• Water service

Tags

• NEWLY REMODELED
• COMFORTABLE LIVING SPACE
• PAVED ROAD FRONTAGE
• NATURAL GAS
• WATER SERVICE
• CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-15 ($-181/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (24.6% below list).
• Recommended offer: $94k (24.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#80 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, amenities F.
• Grenada School District (town): math 53% / reading 43% proficiency, ranked #19 of 130 in MS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 1 units permitted in Grenada County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($864 loan paydown + $2k appreciation (1.9% local appreciation)).
• Grenada County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($118k) 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, 27% 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 $94,228 (24.6% 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. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (median comp): $180,156
• List price: $125,000
• Delta: -30.62%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.20×
• Total profit: $7,017
• Equity at exit: $48,725

10-year hold

• IRR: 7.5%
• Equity multiple: 2.01×
• Total profit: $35,424
• Equity at exit: $69,724

Cash invested: $35,000 (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 38940

• Home prices YoY: 1.3%
• Active inventory: 7
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $942 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $-15

Break-even live

Break-even rent $961

Max offer price $122,336

Occupancy floor 97%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $125,000 Active 70 DOM
2. 2026-06-17
   days on market $125,000 Active 69 DOM
3. 2026-06-16
   days on market $125,000 Active 68 DOM
4. 2026-06-15
   days on market $125,000 Active 67 DOM
5. 2026-06-13
   days on market $125,000 Active 65 DOM
6. 2026-06-12
   days on market $125,000 Active 64 DOM
7. 2026-06-09
   days on market $125,000 Active 61 DOM
8. 2026-06-08
   days on market $125,000 Active 60 DOM
9. 2026-06-07
   days on market $125,000 Active 59 DOM
10. 2026-06-04
    days on market $125,000 Active 55 DOM
11. 2026-06-02
    days on market $125,000 Active 54 DOM
12. 2026-06-01
    days on market $125,000 Active 53 DOM
13. 2026-05-31
    days on market $125,000 Active 52 DOM
14. 2026-04-09
    listed $125,000 Active 560-char remark

    Show marketing remark (560 chars)

    Have you been looking for an affordable starter home? This newly remodeled 1,306± sq. ft. home in Grenada County, MS, offers a comfortable living space with three bedrooms and one bathroom. Conveniently located just 11 minutes west of Grenada and 17 miles west of Grenada Lake, the property sits on a 0.52± acre lot with paved road frontage. It features natural gas, power provided by Entergy, and water service from the city limits of Grenada. Additionally, a carport adds extra convenience, making this a well-equipped home in a great location.

15. 2025-06-22
    historical
16. 2025-06-10
    price $135,000
17. 2025-04-17
    price $140,000
18. 2025-02-03
    listed $150,000 Active
19. 2008-07-10
    soldstatus

ⓘ 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: $623 · $52/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$365/yr (+$30/mo · 58.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $11,307
• − Mortgage interest: −$7,002
• − Property taxes: −$623
• − Insurance: −$625
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$3,636
• Taxable loss: −$2,388
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $392/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: Grenada School District
• NCES district ID: 2801680
• Math proficiency: 53% ▼ -10.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $33,936
• Composite: 39.64/100
• National rank: #3917
• State rank: #19 of 130 in MS

Livability — Holcomb

• Score: 67/100
• State rank: #80
• US rank: #10585

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety D+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holcomb, MS
• Population (ZIP): 1,741

Population outlook (Grenada County) Hauer SSP2

• Today (2025): 20,777 people
• By 2030: 20,169 · -2.9%
• By 2040: 18,782 · -9.6%
• By 2050: 17,415 · -16.2%
• By 2075: 14,218 · -31.6%
• By 2100: 11,114 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 15% Black 12% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Grenada

• 2024 margin: R (+16.3) · D 41.6% · R 57.9%
• 2008→2024 swing: -5.6pp toward R · 2008: -10.7pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+12.3 2016: R+14.9 2012: R+6.2 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.91%
• Current HPI: 154.0496
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-16.7% since first listed

6 events — show timeline

• 2026-04-09 Listed $125,000 MLSU
• 2025-06-22 Listing Removed — MLSU
• 2025-06-10 Price Changed $135,000 MLSU
• 2025-04-17 Price Changed $140,000 MLSU
• 2025-02-03 Listed $150,000 MLSU
• 2008-07-10 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $623 · +48.5% YoY. Source: county tax records.