808 Sherman · Hollandale, MS 38748

$40,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 632 Days on market

Built 1940 0.34 ac lot $46/sqft · 57% below area

---

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

Listing remarks MLS

Charming 3-Bedroom Home in Peaceful Hollandale Looking for a quiet, rural retreat? This 3-bedroom, 1-bath home in Hollandale is perfect for those seeking a serene lifestyle. With low neighborhood traffic, it's an ideal spot for retirees or anyone looking to escape the hustle and bustle. Sitting on a nice-sized lot, this home also has great potential as a starter home with some upgrades and renovations. Investors and homeowners alike will appreciate the possibilities this property offers! Sold AS-IS, WHERE-IS. For more details, call Bridgett at 662-820-7891 today!

Key facts

• 0.34 acre lot
• Built 1940
• Listed 632 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($840 rent vs $40k).
• Recommended offer: $35k (12.0% 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 $514 of equity ($277 loan paydown + $237 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 632 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 632 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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.
7. 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.
8. 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: 2.10% ✓
• Cap rate: 18.07%
• Cash-on-cash: 42.07%
• DSCR: 2.87
• GRM: 4.0

CMA / ARV

• ARV (median comp): $93,863
• List price: $40,000
• Delta: -57.38%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 44.1%
• Equity multiple: 3.23×
• Total profit: $24,978
• Equity at exit: $12,816

10-year hold

• IRR: 46.3%
• Equity multiple: 6.41×
• Total profit: $60,548
• Equity at exit: $16,400

Cash invested: $11,200 (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 38748

• Home prices YoY: 1.1%
• Active inventory: 12
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $840 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $393

Break-even live

Break-even rent $343

Max offer price $40,000

Occupancy floor 48%

Sensitivity live

Price	-10% $415	-5% $404	+0% $393	+5% $381	+10% $370
Rent	-10% $326	-5% $360	+0% $393	+5% $426	+10% $459
Rate	-1.0pp $413	-0.5pp $403	base $393	+0.5pp $382	+1.0pp $372

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $40,000 Active 632 DOM
2. 2026-06-18
   days on market $40,000 Active 630 DOM
3. 2026-06-17
   days on market $40,000 Active 629 DOM
4. 2026-06-16
   days on market $40,000 Active 628 DOM
5. 2026-06-15
   days on market $40,000 Active 627 DOM
6. 2026-06-13
   days on market $40,000 Active 625 DOM
7. 2026-06-12
   days on market $40,000 Active 624 DOM
8. 2026-06-09
   days on market $40,000 Active 621 DOM
9. 2026-06-08
   days on market $40,000 Active 620 DOM
10. 2026-06-07
    days on market $40,000 Active 619 DOM
11. 2026-06-07
    days on market $40,000 Active 618 DOM
12. 2026-06-04
    days on market $40,000 Active 615 DOM
13. 2026-06-02
    days on market $40,000 Active 614 DOM
14. 2026-06-01
    days on market $40,000 Active 613 DOM
15. 2026-05-31
    days on market $40,000 Active 612 DOM
16. 2024-09-26
    listed $40,000 Active 569-char remark

    Show marketing remark (569 chars)

    Charming 3-Bedroom Home in Peaceful Hollandale Looking for a quiet, rural retreat? This 3-bedroom, 1-bath home in Hollandale is perfect for those seeking a serene lifestyle. With low neighborhood traffic, it's an ideal spot for retirees or anyone looking to escape the hustle and bustle. Sitting on a nice-sized lot, this home also has great potential as a starter home with some upgrades and renovations. Investors and homeowners alike will appreciate the possibilities this property offers! Sold AS-IS, WHERE-IS. For more details, call Bridgett at 662-820-7891 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: $531 · $44/mo
• Projected year-2 tax: $531 · $44/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 2/10 Low FEMA zone X · 5% 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 61% 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: $10,076
• − Mortgage interest: −$2,241
• − Property taxes: −$531
• − Insurance: −$200
• − Repairs & maintenance: −$806
• − Management: −$806
• − Depreciation: −$1,164
• Taxable income: $4,329
• Est. tax owed @ 24.0%: −$1,039
• After-tax cash flow: $3,673/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

1 event — show timeline

• 2024-09-26 Listed $40,000 Greenville Area MLS

Property tax history

+36.0%/yr

Latest (2025): $531 · +1934.3% YoY. Source: county tax records.