665 Salem Ave · Holly Springs, MS 38635

$169,900

3 bd · 1.0 ba · 1,127 sqft · SingleFamily public records · 42 Days on market

Built 1958 0.42 ac lot $151/sqft · at area comps Est $168k · at est.

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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 +14.5/30.0
• ARV discount +7.0/15.0
• Appreciation +5.0/10.0
• DSCR +4.4/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Welcome to 665 Salem Ave in Holly Springs, MS! This wonderfully maintained 3 bedroom, 1 bath home sits on a beautiful .42 acre lot with a large, private backyard--perfect for relaxing, entertaining, or giving kids and pets plenty of room to play. Inside, you'll find original wood floors that add character and warmth throughout, along with fresh paint and a nicely remodeled bathroom. The kitchen comes fully equipped with stainless steel appliances, including the refrigerator, making it truly move-in ready. Major updates were completed in 2021, including a newer architectural roof, energy-efficient windows throughout, and a hot water tank, giving you peace of mind for years to come. Out back, you'll also find a powered shed--ideal for a workshop, storage, or hobby space. If you're looking for a well-kept home with a great yard and solid updates at a great price, this one checks all the boxes--schedule your showing today before it's gone!

Key facts

• Remodeled bathroom
• Private backyard
• Original wood floors

Tags

• PRIVATE BACKYARD
• ORIGINAL WOOD FLOORS
• REMODELED BATHROOM
• STAINLESS STEEL APPLIANCES
• NEWER ARCHITECTURAL ROOF
• ENERGY EFFICIENT WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $39 ($463/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (18.0% below list).
• Recommended offer: $139k (18.0% 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; 310 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $-17 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 42 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y; moderate wildfire 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 $139,253 (18.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.82% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (median comp): $168,090
• List price: $169,900
• Delta: 1.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
665 Salem Ave	0.00mi	3/1.0	1,128 (+0%)	1mo	$169,900	$151	99
656 Coleman Ave	0.11mi	3/2.0	1,200 (+6%)	6mo	$210,000	$175	75
349 Cuba St	0.21mi	3/2.0	1,168 (+4%)	12mo	$149,999	$128	70
679 Coleman Ave	0.14mi	3/2.0	1,289 (+14%)	1mo	$189,000	$147	65
645 Cox Ave	0.21mi	3/1.5	1,025 (-9%)	16mo	$29,600	$29	60
165 Greenbriar Cir	0.70mi	3/1.5	1,075 (-5%)	3mo	$80,000	$74	55
395 E Van Dorn Ave	0.36mi	2/1.5 (-1)	1,020 (-10%)	6mo	$60,000	$59	55
683 Cottrell Ave	0.53mi	3/1.5	1,107 (-2%)	22mo	$165,000	$149	52
360 E College Ave	0.66mi	2/1.0 (-1)	1,085 (-4%)	17mo	$159,000	$147	44
578 Robbindale Ln	0.69mi	3/1.5	1,215 (+8%)	11mo	$149,900	$123	44
430 Salem Ave	0.42mi	2/2.0 (-1)	1,282 (+14%)	19mo	$180,000	$140	32

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: -1.2%
• Equity multiple: 0.94×
• Total profit: $-2,643
• Equity at exit: $49,249

10-year hold

• IRR: 4.5%
• Equity multiple: 1.48×
• Total profit: $22,863
• Equity at exit: $59,132

Cash invested: $47,572 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$100 /mo · $1,197/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $39

Break-even live

Break-even rent $1,344

Max offer price $169,900

Occupancy floor 92%

Sensitivity live

Price	-10% $135	-5% $87	+0% $39	+5% $-10	+10% $-58
Rent	-10% $-71	-5% $-16	+0% $39	+5% $94	+10% $149
Rate	-1.0pp $124	-0.5pp $82	base $39	+0.5pp $-5	+1.0pp $-50

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-06
   status Pending 949-char remark

   Show marketing remark (949 chars)

   Welcome to 665 Salem Ave in Holly Springs, MS! This wonderfully maintained 3 bedroom, 1 bath home sits on a beautiful .42 acre lot with a large, private backyard--perfect for relaxing, entertaining, or giving kids and pets plenty of room to play. Inside, you'll find original wood floors that add character and warmth throughout, along with fresh paint and a nicely remodeled bathroom. The kitchen comes fully equipped with stainless steel appliances, including the refrigerator, making it truly move-in ready. Major updates were completed in 2021, including a newer architectural roof, energy-efficient windows throughout, and a hot water tank, giving you peace of mind for years to come. Out back, you'll also find a powered shed--ideal for a workshop, storage, or hobby space. If you're looking for a well-kept home with a great yard and solid updates at a great price, this one checks all the boxes--schedule your showing today before it's gone!

2. 2026-03-25
   listed $169,900 Active 949-char remark

   Show marketing remark (949 chars)

   Welcome to 665 Salem Ave in Holly Springs, MS! This wonderfully maintained 3 bedroom, 1 bath home sits on a beautiful .42 acre lot with a large, private backyard--perfect for relaxing, entertaining, or giving kids and pets plenty of room to play. Inside, you'll find original wood floors that add character and warmth throughout, along with fresh paint and a nicely remodeled bathroom. The kitchen comes fully equipped with stainless steel appliances, including the refrigerator, making it truly move-in ready. Major updates were completed in 2021, including a newer architectural roof, energy-efficient windows throughout, and a hot water tank, giving you peace of mind for years to come. Out back, you'll also find a powered shed--ideal for a workshop, storage, or hobby space. If you're looking for a well-kept home with a great yard and solid updates at a great price, this one checks all the boxes--schedule your showing today before it's gone!

3. 2022-04-18
   soldstatus
4. 2022-04-13
   soldstatus Closed 466-char remark

   Show marketing remark (466 chars)

   Wonderfully well maintained 3 bedroom 1 bath home in Holly Springs, MS. Large backyard with a 12x24 patio. New roof. New energy efficient windows throughout home. New hot water tank. Original wood floors. Home was just painted 2 years ago. Bathroom was just remodeled. Stainless Steel appliances stay with home, including the refrigerator. You even have a shed in back that has power to it. This is a property you need to come look at! Better hurry before it's gone!

5. 2022-03-11
   status Pending 466-char remark

   Show marketing remark (466 chars)

   Wonderfully well maintained 3 bedroom 1 bath home in Holly Springs, MS. Large backyard with a 12x24 patio. New roof. New energy efficient windows throughout home. New hot water tank. Original wood floors. Home was just painted 2 years ago. Bathroom was just remodeled. Stainless Steel appliances stay with home, including the refrigerator. You even have a shed in back that has power to it. This is a property you need to come look at! Better hurry before it's gone!

6. 2022-03-08
   status Active 466-char remark

   Show marketing remark (466 chars)

   Wonderfully well maintained 3 bedroom 1 bath home in Holly Springs, MS. Large backyard with a 12x24 patio. New roof. New energy efficient windows throughout home. New hot water tank. Original wood floors. Home was just painted 2 years ago. Bathroom was just remodeled. Stainless Steel appliances stay with home, including the refrigerator. You even have a shed in back that has power to it. This is a property you need to come look at! Better hurry before it's gone!

7. 2022-02-26
   status Pending 466-char remark

   Show marketing remark (466 chars)

   Wonderfully well maintained 3 bedroom 1 bath home in Holly Springs, MS. Large backyard with a 12x24 patio. New roof. New energy efficient windows throughout home. New hot water tank. Original wood floors. Home was just painted 2 years ago. Bathroom was just remodeled. Stainless Steel appliances stay with home, including the refrigerator. You even have a shed in back that has power to it. This is a property you need to come look at! Better hurry before it's gone!

8. 2022-02-04
   status Active 466-char remark

   Show marketing remark (466 chars)

   Wonderfully well maintained 3 bedroom 1 bath home in Holly Springs, MS. Large backyard with a 12x24 patio. New roof. New energy efficient windows throughout home. New hot water tank. Original wood floors. Home was just painted 2 years ago. Bathroom was just remodeled. Stainless Steel appliances stay with home, including the refrigerator. You even have a shed in back that has power to it. This is a property you need to come look at! Better hurry before it's gone!

9. 2022-02-01
   status Pending 466-char remark

   Show marketing remark (466 chars)

   Wonderfully well maintained 3 bedroom 1 bath home in Holly Springs, MS. Large backyard with a 12x24 patio. New roof. New energy efficient windows throughout home. New hot water tank. Original wood floors. Home was just painted 2 years ago. Bathroom was just remodeled. Stainless Steel appliances stay with home, including the refrigerator. You even have a shed in back that has power to it. This is a property you need to come look at! Better hurry before it's gone!

10. 2022-01-27
    price $159,900 466-char remark

    Show marketing remark (466 chars)

    Wonderfully well maintained 3 bedroom 1 bath home in Holly Springs, MS. Large backyard with a 12x24 patio. New roof. New energy efficient windows throughout home. New hot water tank. Original wood floors. Home was just painted 2 years ago. Bathroom was just remodeled. Stainless Steel appliances stay with home, including the refrigerator. You even have a shed in back that has power to it. This is a property you need to come look at! Better hurry before it's gone!

11. 2022-01-24
    price $163,500 466-char remark

    Show marketing remark (466 chars)

    Wonderfully well maintained 3 bedroom 1 bath home in Holly Springs, MS. Large backyard with a 12x24 patio. New roof. New energy efficient windows throughout home. New hot water tank. Original wood floors. Home was just painted 2 years ago. Bathroom was just remodeled. Stainless Steel appliances stay with home, including the refrigerator. You even have a shed in back that has power to it. This is a property you need to come look at! Better hurry before it's gone!

12. 2022-01-20
    soldstatus
13. 2021-12-29
    listed $165,000 Active 466-char remark

    Show marketing remark (466 chars)

    Wonderfully well maintained 3 bedroom 1 bath home in Holly Springs, MS. Large backyard with a 12x24 patio. New roof. New energy efficient windows throughout home. New hot water tank. Original wood floors. Home was just painted 2 years ago. Bathroom was just remodeled. Stainless Steel appliances stay with home, including the refrigerator. You even have a shed in back that has power to it. This is a property you need to come look at! Better hurry before it's gone!

14. 2016-03-15
    soldstatus
15. 2008-03-19
    soldstatus
16. 2007-11-19
    listed $84,000

ⓘ 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: $1,197 · $100/mo
• Projected year-2 tax: $1,342 · $112/mo
• Expected delta: +$145/yr (+$12/mo · 12.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $16,710
• − Mortgage interest: −$9,517
• − Property taxes: −$1,197
• − Insurance: −$850
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$4,943
• Taxable loss: −$2,470
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $1,055/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

+102.3% since first listed

16 events — show timeline

• 2026-05-06 Pending — MLSU
• 2026-03-25 Listed $169,900 MLSU
• 2022-04-18 Sold (Public Records) — Public Records
• 2022-04-13 Sold (MLS) — MLSU
• 2022-03-11 Pending — MLSU
• 2022-03-08 Relisted — MLSU
• 2022-02-26 Pending — MLSU
• 2022-02-04 Relisted — MLSU
• 2022-02-01 Pending — MLSU
• 2022-01-27 Price Changed $159,900 MLSU
• 2022-01-24 Price Changed $163,500 MLSU
• 2022-01-20 Sold (Public Records) — Public Records
• 2021-12-29 Listed $165,000 MLSU
• 2016-03-15 Sold (Public Records) — Public Records
• 2008-03-19 Sold (MLS) — MLSU
• 2007-11-19 Listed $84,000 MLSU

Property tax history

-4.7%/yr

Latest (2025): $1,197 · +11.6% YoY. Source: county tax records.