340 E College Ave · Holly Springs, MS 38635

$219,000

3 bd · 1.0 ba · 2,180 sqft · SingleFamily public records · 391 Days on market

Built 1841 0.50 ac lot $100/sqft · 23% above area Est $234k · 6% under ↓ 22% since listing

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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 +12.2/30.0
• ARV discount +10.3/15.0
• Appreciation +5.0/10.0
• DSCR +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.1/10.0

Listing remarks MLS

Welcome to McCrosky Place, an antebellum Greek Revival in Holly Springs. Be just the FIFTH owner of this stunning, historic property. Through the generations, only a small handful of people have been able to call McCrosky Place HOME. *This property is priced well below appraised value as of late 2025 appraisal! Instant equity for the next owner!* Step through the front door into a soaring foyer. To your right, you will find the formal dining room as well as a sitting room. Straight ahead through the double doors, you will find the custom designed kitchen with plenty of thoughtful storage space, granite countertops, a gas range, a BRAND NEW FRIDGE, attractive fixtures, and a half bath for guests. The window treatments and back porch furniture convey with the home. Both chimneys have been restored from the ground up with ventless logs. To the left from the foyer, you can entertain your guests in the formal living room or work from home in the office with floor to ceiling bookshelves for your collection. Off the office is the primary suite, complete with an en suite bath offering a stand up shower and a claw foot tub with a large walk-in closet and adjacent laundry room. Upstairs, you will find 2 generously sized bedrooms and recently renovated full bathroom. Outdoors, you'll appreciate comfortable, private evenings on the L-shaped back porch, the extended driveway for extra parking spaces, and large city lot. While this home could use your personal touch and some TLC, it is being sold in as-is condition. Call your agent and schedule your showing today!

Key facts

• Extended driveway
• En suite bath
• Soaring foyer

Tags

• SOARING FOYER
• CUSTOM DESIGNED KITCHEN
• FLOOR TO CEILING BOOKSHELVES
• EN SUITE BATH
• L-SHAPED BACK PORCH
• EXTENDED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-43 ($-514/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (26.9% below list).
• Recommended offer: $160k (26.9% 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: schools F, amenities F, commute 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.
• Market conditions: 146 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 310 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($2k loan paydown + $-22 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 391 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $61k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1841 — expect roof / HVAC / electrical / plumbing capex.
• 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 $160,000 (26.9% 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. It's been on market 391 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1841 — 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. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 11.4

CMA / ARV

• ARV (median comp): $233,624
• List price: $219,000
• Delta: -6.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
470 E Van Dorn Ave	0.27mi	3/2.0	2,400 (+10%)	10mo	$150,000	$63	58
142 W Mason Ave	0.63mi	3/1.5	2,095 (-4%)	6mo	$230,000	$110	57

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: -3.2%
• Equity multiple: 0.85×
• Total profit: $-9,340
• Equity at exit: $63,481

10-year hold

• IRR: 2.5%
• Equity multiple: 1.27×
• Total profit: $16,551
• Equity at exit: $76,220

Cash invested: $61,320 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$67 /mo · $805/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-43

Break-even live

Break-even rent $1,654

Max offer price $211,433

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 W Chulahoma Ave Holly Springs, MS	3.0	3.0	2243	$1,600	$0.71	21d	1	0.79mi

Listing history 14 events

1. 2026-05-31
   status $219,000 Pending 391 DOM
2. 2026-03-04
   price $219,000 1599-char remark

   Show marketing remark (1599 chars)

   Welcome to McCrosky Place, an antebellum Greek Revival in Holly Springs. Be just the FIFTH owner of this stunning, historic property. Through the generations, only a small handful of people have been able to call McCrosky Place HOME. *This property is priced well below appraised value as of late 2025 appraisal! Instant equity for the next owner!* Step through the front door into a soaring foyer. To your right, you will find the formal dining room as well as a sitting room. Straight ahead through the double doors, you will find the custom designed kitchen with plenty of thoughtful storage space, granite countertops, a gas range, a BRAND NEW FRIDGE, attractive fixtures, and a half bath for guests. The window treatments and back porch furniture convey with the home. Both chimneys have been restored from the ground up with ventless logs. To the left from the foyer, you can entertain your guests in the formal living room or work from home in the office with floor to ceiling bookshelves for your collection. Off the office is the primary suite, complete with an en suite bath offering a stand up shower and a claw foot tub with a large walk-in closet and adjacent laundry room. Upstairs, you will find 2 generously sized bedrooms and recently renovated full bathroom. Outdoors, you'll appreciate comfortable, private evenings on the L-shaped back porch, the extended driveway for extra parking spaces, and large city lot. While this home could use your personal touch and some TLC, it is being sold in as-is condition. Call your agent and schedule your showing today!

3. 2026-02-19
   status Active 1599-char remark

   Show marketing remark (1599 chars)

   Welcome to McCrosky Place, an antebellum Greek Revival in Holly Springs. Be just the FIFTH owner of this stunning, historic property. Through the generations, only a small handful of people have been able to call McCrosky Place HOME. *This property is priced well below appraised value as of late 2025 appraisal! Instant equity for the next owner!* Step through the front door into a soaring foyer. To your right, you will find the formal dining room as well as a sitting room. Straight ahead through the double doors, you will find the custom designed kitchen with plenty of thoughtful storage space, granite countertops, a gas range, a BRAND NEW FRIDGE, attractive fixtures, and a half bath for guests. The window treatments and back porch furniture convey with the home. Both chimneys have been restored from the ground up with ventless logs. To the left from the foyer, you can entertain your guests in the formal living room or work from home in the office with floor to ceiling bookshelves for your collection. Off the office is the primary suite, complete with an en suite bath offering a stand up shower and a claw foot tub with a large walk-in closet and adjacent laundry room. Upstairs, you will find 2 generously sized bedrooms and recently renovated full bathroom. Outdoors, you'll appreciate comfortable, private evenings on the L-shaped back porch, the extended driveway for extra parking spaces, and large city lot. While this home could use your personal touch and some TLC, it is being sold in as-is condition. Call your agent and schedule your showing today!

4. 2026-02-09
   status Pending 1599-char remark

   Show marketing remark (1599 chars)

   Welcome to McCrosky Place, an antebellum Greek Revival in Holly Springs. Be just the FIFTH owner of this stunning, historic property. Through the generations, only a small handful of people have been able to call McCrosky Place HOME. *This property is priced well below appraised value as of late 2025 appraisal! Instant equity for the next owner!* Step through the front door into a soaring foyer. To your right, you will find the formal dining room as well as a sitting room. Straight ahead through the double doors, you will find the custom designed kitchen with plenty of thoughtful storage space, granite countertops, a gas range, a BRAND NEW FRIDGE, attractive fixtures, and a half bath for guests. The window treatments and back porch furniture convey with the home. Both chimneys have been restored from the ground up with ventless logs. To the left from the foyer, you can entertain your guests in the formal living room or work from home in the office with floor to ceiling bookshelves for your collection. Off the office is the primary suite, complete with an en suite bath offering a stand up shower and a claw foot tub with a large walk-in closet and adjacent laundry room. Upstairs, you will find 2 generously sized bedrooms and recently renovated full bathroom. Outdoors, you'll appreciate comfortable, private evenings on the L-shaped back porch, the extended driveway for extra parking spaces, and large city lot. While this home could use your personal touch and some TLC, it is being sold in as-is condition. Call your agent and schedule your showing today!

5. 2026-01-16
   status Active 1599-char remark

   Show marketing remark (1599 chars)

   Welcome to McCrosky Place, an antebellum Greek Revival in Holly Springs. Be just the FIFTH owner of this stunning, historic property. Through the generations, only a small handful of people have been able to call McCrosky Place HOME. *This property is priced well below appraised value as of late 2025 appraisal! Instant equity for the next owner!* Step through the front door into a soaring foyer. To your right, you will find the formal dining room as well as a sitting room. Straight ahead through the double doors, you will find the custom designed kitchen with plenty of thoughtful storage space, granite countertops, a gas range, a BRAND NEW FRIDGE, attractive fixtures, and a half bath for guests. The window treatments and back porch furniture convey with the home. Both chimneys have been restored from the ground up with ventless logs. To the left from the foyer, you can entertain your guests in the formal living room or work from home in the office with floor to ceiling bookshelves for your collection. Off the office is the primary suite, complete with an en suite bath offering a stand up shower and a claw foot tub with a large walk-in closet and adjacent laundry room. Upstairs, you will find 2 generously sized bedrooms and recently renovated full bathroom. Outdoors, you'll appreciate comfortable, private evenings on the L-shaped back porch, the extended driveway for extra parking spaces, and large city lot. While this home could use your personal touch and some TLC, it is being sold in as-is condition. Call your agent and schedule your showing today!

6. 2026-01-16
   price $225,000 1599-char remark

   Show marketing remark (1599 chars)

   Welcome to McCrosky Place, an antebellum Greek Revival in Holly Springs. Be just the FIFTH owner of this stunning, historic property. Through the generations, only a small handful of people have been able to call McCrosky Place HOME. *This property is priced well below appraised value as of late 2025 appraisal! Instant equity for the next owner!* Step through the front door into a soaring foyer. To your right, you will find the formal dining room as well as a sitting room. Straight ahead through the double doors, you will find the custom designed kitchen with plenty of thoughtful storage space, granite countertops, a gas range, a BRAND NEW FRIDGE, attractive fixtures, and a half bath for guests. The window treatments and back porch furniture convey with the home. Both chimneys have been restored from the ground up with ventless logs. To the left from the foyer, you can entertain your guests in the formal living room or work from home in the office with floor to ceiling bookshelves for your collection. Off the office is the primary suite, complete with an en suite bath offering a stand up shower and a claw foot tub with a large walk-in closet and adjacent laundry room. Upstairs, you will find 2 generously sized bedrooms and recently renovated full bathroom. Outdoors, you'll appreciate comfortable, private evenings on the L-shaped back porch, the extended driveway for extra parking spaces, and large city lot. While this home could use your personal touch and some TLC, it is being sold in as-is condition. Call your agent and schedule your showing today!

7. 2025-11-28
   status Pending 1599-char remark

   Show marketing remark (1599 chars)

   Welcome to McCrosky Place, an antebellum Greek Revival in Holly Springs. Be just the FIFTH owner of this stunning, historic property. Through the generations, only a small handful of people have been able to call McCrosky Place HOME. *This property is priced well below appraised value as of late 2025 appraisal! Instant equity for the next owner!* Step through the front door into a soaring foyer. To your right, you will find the formal dining room as well as a sitting room. Straight ahead through the double doors, you will find the custom designed kitchen with plenty of thoughtful storage space, granite countertops, a gas range, a BRAND NEW FRIDGE, attractive fixtures, and a half bath for guests. The window treatments and back porch furniture convey with the home. Both chimneys have been restored from the ground up with ventless logs. To the left from the foyer, you can entertain your guests in the formal living room or work from home in the office with floor to ceiling bookshelves for your collection. Off the office is the primary suite, complete with an en suite bath offering a stand up shower and a claw foot tub with a large walk-in closet and adjacent laundry room. Upstairs, you will find 2 generously sized bedrooms and recently renovated full bathroom. Outdoors, you'll appreciate comfortable, private evenings on the L-shaped back porch, the extended driveway for extra parking spaces, and large city lot. While this home could use your personal touch and some TLC, it is being sold in as-is condition. Call your agent and schedule your showing today!

8. 2025-09-07
   historical Active Under Contract 1599-char remark

   Show marketing remark (1599 chars)

   Welcome to McCrosky Place, an antebellum Greek Revival in Holly Springs. Be just the FIFTH owner of this stunning, historic property. Through the generations, only a small handful of people have been able to call McCrosky Place HOME. *This property is priced well below appraised value as of late 2025 appraisal! Instant equity for the next owner!* Step through the front door into a soaring foyer. To your right, you will find the formal dining room as well as a sitting room. Straight ahead through the double doors, you will find the custom designed kitchen with plenty of thoughtful storage space, granite countertops, a gas range, a BRAND NEW FRIDGE, attractive fixtures, and a half bath for guests. The window treatments and back porch furniture convey with the home. Both chimneys have been restored from the ground up with ventless logs. To the left from the foyer, you can entertain your guests in the formal living room or work from home in the office with floor to ceiling bookshelves for your collection. Off the office is the primary suite, complete with an en suite bath offering a stand up shower and a claw foot tub with a large walk-in closet and adjacent laundry room. Upstairs, you will find 2 generously sized bedrooms and recently renovated full bathroom. Outdoors, you'll appreciate comfortable, private evenings on the L-shaped back porch, the extended driveway for extra parking spaces, and large city lot. While this home could use your personal touch and some TLC, it is being sold in as-is condition. Call your agent and schedule your showing today!

9. 2025-09-07
   status Active 1599-char remark

   Show marketing remark (1599 chars)

   Welcome to McCrosky Place, an antebellum Greek Revival in Holly Springs. Be just the FIFTH owner of this stunning, historic property. Through the generations, only a small handful of people have been able to call McCrosky Place HOME. *This property is priced well below appraised value as of late 2025 appraisal! Instant equity for the next owner!* Step through the front door into a soaring foyer. To your right, you will find the formal dining room as well as a sitting room. Straight ahead through the double doors, you will find the custom designed kitchen with plenty of thoughtful storage space, granite countertops, a gas range, a BRAND NEW FRIDGE, attractive fixtures, and a half bath for guests. The window treatments and back porch furniture convey with the home. Both chimneys have been restored from the ground up with ventless logs. To the left from the foyer, you can entertain your guests in the formal living room or work from home in the office with floor to ceiling bookshelves for your collection. Off the office is the primary suite, complete with an en suite bath offering a stand up shower and a claw foot tub with a large walk-in closet and adjacent laundry room. Upstairs, you will find 2 generously sized bedrooms and recently renovated full bathroom. Outdoors, you'll appreciate comfortable, private evenings on the L-shaped back porch, the extended driveway for extra parking spaces, and large city lot. While this home could use your personal touch and some TLC, it is being sold in as-is condition. Call your agent and schedule your showing today!

10. 2025-09-05
    historical 1599-char remark

    Show marketing remark (1599 chars)

    Welcome to McCrosky Place, an antebellum Greek Revival in Holly Springs. Be just the FIFTH owner of this stunning, historic property. Through the generations, only a small handful of people have been able to call McCrosky Place HOME. *This property is priced well below appraised value as of late 2025 appraisal! Instant equity for the next owner!* Step through the front door into a soaring foyer. To your right, you will find the formal dining room as well as a sitting room. Straight ahead through the double doors, you will find the custom designed kitchen with plenty of thoughtful storage space, granite countertops, a gas range, a BRAND NEW FRIDGE, attractive fixtures, and a half bath for guests. The window treatments and back porch furniture convey with the home. Both chimneys have been restored from the ground up with ventless logs. To the left from the foyer, you can entertain your guests in the formal living room or work from home in the office with floor to ceiling bookshelves for your collection. Off the office is the primary suite, complete with an en suite bath offering a stand up shower and a claw foot tub with a large walk-in closet and adjacent laundry room. Upstairs, you will find 2 generously sized bedrooms and recently renovated full bathroom. Outdoors, you'll appreciate comfortable, private evenings on the L-shaped back porch, the extended driveway for extra parking spaces, and large city lot. While this home could use your personal touch and some TLC, it is being sold in as-is condition. Call your agent and schedule your showing today!

11. 2025-08-25
    historical Active Under Contract 1599-char remark

    Show marketing remark (1599 chars)

    Welcome to McCrosky Place, an antebellum Greek Revival in Holly Springs. Be just the FIFTH owner of this stunning, historic property. Through the generations, only a small handful of people have been able to call McCrosky Place HOME. *This property is priced well below appraised value as of late 2025 appraisal! Instant equity for the next owner!* Step through the front door into a soaring foyer. To your right, you will find the formal dining room as well as a sitting room. Straight ahead through the double doors, you will find the custom designed kitchen with plenty of thoughtful storage space, granite countertops, a gas range, a BRAND NEW FRIDGE, attractive fixtures, and a half bath for guests. The window treatments and back porch furniture convey with the home. Both chimneys have been restored from the ground up with ventless logs. To the left from the foyer, you can entertain your guests in the formal living room or work from home in the office with floor to ceiling bookshelves for your collection. Off the office is the primary suite, complete with an en suite bath offering a stand up shower and a claw foot tub with a large walk-in closet and adjacent laundry room. Upstairs, you will find 2 generously sized bedrooms and recently renovated full bathroom. Outdoors, you'll appreciate comfortable, private evenings on the L-shaped back porch, the extended driveway for extra parking spaces, and large city lot. While this home could use your personal touch and some TLC, it is being sold in as-is condition. Call your agent and schedule your showing today!

12. 2025-07-17
    price $230,000 1599-char remark

    Show marketing remark (1599 chars)

    Welcome to McCrosky Place, an antebellum Greek Revival in Holly Springs. Be just the FIFTH owner of this stunning, historic property. Through the generations, only a small handful of people have been able to call McCrosky Place HOME. *This property is priced well below appraised value as of late 2025 appraisal! Instant equity for the next owner!* Step through the front door into a soaring foyer. To your right, you will find the formal dining room as well as a sitting room. Straight ahead through the double doors, you will find the custom designed kitchen with plenty of thoughtful storage space, granite countertops, a gas range, a BRAND NEW FRIDGE, attractive fixtures, and a half bath for guests. The window treatments and back porch furniture convey with the home. Both chimneys have been restored from the ground up with ventless logs. To the left from the foyer, you can entertain your guests in the formal living room or work from home in the office with floor to ceiling bookshelves for your collection. Off the office is the primary suite, complete with an en suite bath offering a stand up shower and a claw foot tub with a large walk-in closet and adjacent laundry room. Upstairs, you will find 2 generously sized bedrooms and recently renovated full bathroom. Outdoors, you'll appreciate comfortable, private evenings on the L-shaped back porch, the extended driveway for extra parking spaces, and large city lot. While this home could use your personal touch and some TLC, it is being sold in as-is condition. Call your agent and schedule your showing today!

13. 2025-05-21
    price $270,000 1599-char remark

    Show marketing remark (1599 chars)

    Welcome to McCrosky Place, an antebellum Greek Revival in Holly Springs. Be just the FIFTH owner of this stunning, historic property. Through the generations, only a small handful of people have been able to call McCrosky Place HOME. *This property is priced well below appraised value as of late 2025 appraisal! Instant equity for the next owner!* Step through the front door into a soaring foyer. To your right, you will find the formal dining room as well as a sitting room. Straight ahead through the double doors, you will find the custom designed kitchen with plenty of thoughtful storage space, granite countertops, a gas range, a BRAND NEW FRIDGE, attractive fixtures, and a half bath for guests. The window treatments and back porch furniture convey with the home. Both chimneys have been restored from the ground up with ventless logs. To the left from the foyer, you can entertain your guests in the formal living room or work from home in the office with floor to ceiling bookshelves for your collection. Off the office is the primary suite, complete with an en suite bath offering a stand up shower and a claw foot tub with a large walk-in closet and adjacent laundry room. Upstairs, you will find 2 generously sized bedrooms and recently renovated full bathroom. Outdoors, you'll appreciate comfortable, private evenings on the L-shaped back porch, the extended driveway for extra parking spaces, and large city lot. While this home could use your personal touch and some TLC, it is being sold in as-is condition. Call your agent and schedule your showing today!

14. 2025-03-05
    listed $280,000 Active 1599-char remark

    Show marketing remark (1599 chars)

    Welcome to McCrosky Place, an antebellum Greek Revival in Holly Springs. Be just the FIFTH owner of this stunning, historic property. Through the generations, only a small handful of people have been able to call McCrosky Place HOME. *This property is priced well below appraised value as of late 2025 appraisal! Instant equity for the next owner!* Step through the front door into a soaring foyer. To your right, you will find the formal dining room as well as a sitting room. Straight ahead through the double doors, you will find the custom designed kitchen with plenty of thoughtful storage space, granite countertops, a gas range, a BRAND NEW FRIDGE, attractive fixtures, and a half bath for guests. The window treatments and back porch furniture convey with the home. Both chimneys have been restored from the ground up with ventless logs. To the left from the foyer, you can entertain your guests in the formal living room or work from home in the office with floor to ceiling bookshelves for your collection. Off the office is the primary suite, complete with an en suite bath offering a stand up shower and a claw foot tub with a large walk-in closet and adjacent laundry room. Upstairs, you will find 2 generously sized bedrooms and recently renovated full bathroom. Outdoors, you'll appreciate comfortable, private evenings on the L-shaped back porch, the extended driveway for extra parking spaces, and large city lot. While this home could use your personal touch and some TLC, it is being sold in as-is condition. Call your agent and schedule your showing today!

ⓘ 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: $805 · $67/mo
• Projected year-2 tax: $1,730 · $144/mo
• Expected delta: +$925/yr (+$77/mo · 114.8%)

ⓘ 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 4/10 Moderate
• 🌡 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: $19,200
• − Mortgage interest: −$12,267
• − Property taxes: −$805
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$6,371
• Taxable loss: −$4,411
• Est. tax savings @ 24.0%: +$1,059
• After-tax cash flow: $545/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

-21.8% since first listed

13 events — show timeline

• 2026-03-04 Price Changed $219,000 MLSU
• 2026-02-19 Relisted — MLSU
• 2026-02-09 Pending — MLSU
• 2026-01-16 Relisted — MLSU
• 2026-01-16 Price Changed $225,000 MLSU
• 2025-11-28 Pending — MLSU
• 2025-09-07 Contingent — MLSU
• 2025-09-07 Relisted — MLSU
• 2025-09-05 Listing Removed — MLSU
• 2025-08-25 Contingent — MLSU
• 2025-07-17 Price Changed $230,000 MLSU
• 2025-05-21 Price Changed $270,000 MLSU
• 2025-03-05 Listed $280,000 MLSU

Property tax history

+2.3%/yr

Latest (2025): $805 · -6.5% YoY. Source: county tax records.