175 Chatham Dr · Holly Springs, MS 38635

$115,000

4 bd · 1.0 ba · 1,472 sqft · SingleFamily public records · 22 Days on market

Built 1964 0.41 ac lot Est $194k · 41% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

MOTIVED SELLER! Submit us your best offer for this well maintained 4 bedroom 2 full bathroom home. This home is a great investment property! The home has been well taken care of. HVAC was replaced in 2025 and roof was replaced January 2026. It has a workshop or extended garage and plenty of yard space. Please do not disturb tenant. Tenant has been there for a while and has maintained the property very well. Please give a 24 hour notice for showing.

Key facts

• Hvac replaced
• Well maintained
• Workshop

Tags

• WELL MAINTAINED
• HVAC REPLACED
• ROOF REPLACED
• WORKSHOP
• YARD SPACE

Property features AI

Exterior

• Parking: Detached garage (1 space); Garage faces rear; Gated access; Gravel parking area
• Security: Security system
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected
• Home design: Single-family house; One story
• Construction: Brick veneer and wood siding; Conventional foundation; Shingle roof; Built on one level
• Exterior features: Front porch; Patio; Workshop; Corner lot with a few trees and a front yard; Lot dimensions approximately 160 x 112

Interior

• Kitchen: Electric cooktop; Range hood; Refrigerator
• Bedrooms: Primary bedroom (main level) — 16x11; Bedroom (main level) — 12x11; Bedroom (main level) — 12x12; Bedroom (main level) — 13x12; Den (main level) — 14x13
• Flooring: Carpet; Hardwood; Linoleum
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Wall furnace; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Aluminum-framed windows with blinds; Deadbolt locks, security door features, and storm doors; Security system installed; Basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet; Electric water heater

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$194,304) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 5.4% in Holly Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 310 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $783 of equity ($795 loan paydown + $-12 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.
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.46% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.39%
• DSCR: 1.77
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $194,304
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
390 Ridgecrest Dr	0.09mi	3/1.0 (-1)	1,350 (-8%)	17mo	$138,000	$102	63
115 Sharon Hts	0.27mi	3/2.0 (-1)	1,378 (-6%)	13mo	$44,681	$32	57
27 Jepson St	0.59mi	3/2.5 (-1)	1,414 (-4%)	3mo	$273,990	$194	52
605 Salem Ave	0.60mi	3/1.0 (-1)	1,437 (-2%)	13mo	$189,000	$132	52
679 Coleman Ave	0.63mi	3/2.0 (-1)	1,289 (-12%)	1mo	$189,000	$147	40
260 Roberts Ave	0.41mi	3/2.0 (-1)	1,656 (+12%)	22mo	$199,500	$120	33

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: 14.3%
• Equity multiple: 1.69×
• Total profit: $22,176
• Equity at exit: $33,335

10-year hold

• IRR: 19.0%
• Equity multiple: 3.10×
• Total profit: $67,580
• Equity at exit: $40,024

Cash invested: $32,200 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$204 /mo · $2,452/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $400

Break-even live

Break-even rent $1,167

Max offer price $115,000

Occupancy floor 71%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $115,000 Active 22 DOM
2. 2026-06-17
   days on market $115,000 Active 21 DOM
3. 2026-06-16
   days on market $115,000 Active 20 DOM
4. 2026-06-15
   days on market $115,000 Active 19 DOM
5. 2026-06-13
   days on market $115,000 Active 17 DOM
6. 2026-06-12
   days on market $115,000 Active 16 DOM
7. 2026-06-09
   days on market $115,000 Active 13 DOM
8. 2026-06-08
   days on market $115,000 Active 12 DOM
9. 2026-06-07
   days on market $115,000 Active 11 DOM
10. 2026-06-07
    days on market $115,000 Active 10 DOM
11. 2026-06-04
    days on market $115,000 Active 7 DOM
12. 2026-06-02
    days on market $115,000 Active 6 DOM
13. 2026-06-01
    days on market $115,000 Active 5 DOM
14. 2026-05-31
    days on market $115,000 Active 4 DOM
15. 2026-05-28
    price $115,000
16. 2026-05-27
    listed $110,000 Active
17. 2022-09-03
    historical
18. 2022-06-26
    price $91,700
19. 2022-05-02
    listed $119,900 Active
20. 2021-10-11
    historical
21. 2016-02-05
    listed $67,500

ⓘ 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: $2,452 · $204/mo
• Projected year-2 tax: $2,452 · $204/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 7/10 Severe FEMA zone X (unshaded) · 99% 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 21% 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: $20,081
• − Mortgage interest: −$6,442
• − Property taxes: −$2,452
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$3,345
• Taxable income: $3,256
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $4,021/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

+70.4% since first listed

7 events — show timeline

• 2026-05-28 Price Changed $115,000 MLSU
• 2026-05-27 Listed $110,000 MLSU
• 2022-09-03 Listing Removed — MLSU
• 2022-06-26 Price Changed $91,700 MLSU
• 2022-05-02 Listed $119,900 MLSU
• 2021-10-11 Listing Removed — MLSU
• 2016-02-05 Listed $67,500 MLSU

Property tax history

+2.5%/yr

Latest (2025): $2,452 · +10.4% YoY. Source: county tax records.