325 Hamilton St · Holly Springs, MS 38635

$190,000

2 bd · 2.0 ba · 1,700 sqft · SingleFamily · 262 Days on market

Built 1954 0.43 ac lot $112/sqft · 6% below area Est $203k · 6% under

---

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 +11.9/30.0
• ARV discount +10.4/15.0
• Appreciation +5.0/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• 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 this 2 bedroom, 2 bathroom home that combines comfort and charm. The living room is spacious and inviting, offering a great place to relax or entertain. The kitchen is nicely laid out, making mealtime a breeze. The primary bedroom features its own fireplace, adding a cozy and unique touch. You'll also enjoy the large laundry room for added convenience and a deck out back that's perfect for outdoor gatherings. This home has plenty to offer and is ready for its next chapter.

Key facts

• Deck out back
• Large laundry room
• 0.43 acre lot

Tags

• PRIMARY BEDROOM FIREPLACE
• LARGE LAUNDRY ROOM
• DECK OUT BACK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-49 ($-589/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (15.8% below list).
• Recommended offer: $160k (15.8% 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: amenities F, commute F, employment 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.
• Zoned schools: Holly Springs Primary School (math 12% / reading 12%, grade F, #308 of 375 statewide, top 83%, 358 students, 100% FRL); Holly Springs Intermediate School (math 11% / reading 14%, grade F, #143 of 179 statewide, top 81%, 228 students, 100% FRL); Holly Springs High School (math 12% / reading 12%, grade F, #164 of 197 statewide, top 84%, 301 students, 100% FRL).
• Market conditions: 147 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 ($1k loan paydown + $-19 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 262 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000 (15.8% 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 262 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — 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: 0.84% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $203,132
• List price: $190,000
• Delta: -6.46%
• 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
296 Johnson Park	0.49mi	3/2.0 (+1)	1,886 (+11%)	5mo	$199,000	$106	50
260 Roberts Ave	0.69mi	3/2.0 (+1)	1,656 (-3%)	22mo	$199,500	$120	40

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: -3.5%
• Equity multiple: 0.84×
• Total profit: $-8,747
• Equity at exit: $55,075

10-year hold

• IRR: 2.3%
• Equity multiple: 1.25×
• Total profit: $13,284
• Equity at exit: $66,127

Cash invested: $53,200 (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: 147
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-49

Break-even live

Break-even rent $1,662

Max offer price $182,903

Occupancy floor 98%

Sensitivity live

Price	-10% $82	-5% $17	+0% $-49	+5% $-115	+10% $-180
Rent	-10% $-175	-5% $-112	+0% $-49	+5% $14	+10% $77
Rate	-1.0pp $47	-0.5pp $-1	base $-49	+0.5pp $-98	+1.0pp $-148

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: $47,500
• Closing costs: $5,700
• 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	23d	1	0.37mi

Listing history 23 events

1. 2026-06-22
   days on market $190,000 Active 262 DOM
2. 2026-06-21
   days on market $190,000 Active 261 DOM
3. 2026-06-21
   days on market $190,000 Active 260 DOM
4. 2026-06-18
   days on market $190,000 Active 258 DOM
5. 2026-06-17
   days on market $190,000 Active 257 DOM
6. 2026-06-16
   days on market $190,000 Active 256 DOM
7. 2026-06-15
   days on market $190,000 Active 255 DOM
8. 2026-06-13
   days on market $190,000 Active 253 DOM
9. 2026-06-12
   days on market $190,000 Active 252 DOM
10. 2026-06-09
    days on market $190,000 Active 249 DOM
11. 2026-06-08
    days on market $190,000 Active 248 DOM
12. 2026-06-07
    days on market $190,000 Active 247 DOM
13. 2026-06-07
    days on market $190,000 Active 246 DOM
14. 2026-06-04
    days on market $190,000 Active 243 DOM
15. 2026-06-02
    days on market $190,000 Active 242 DOM
16. 2026-06-01
    days on market $190,000 Active 241 DOM
17. 2026-05-31
    days on market $190,000 Active 240 DOM
18. 2026-04-07
    price $190,000 488-char remark

    Show marketing remark (488 chars)

    Welcome to this 2 bedroom, 2 bathroom home that combines comfort and charm. The living room is spacious and inviting, offering a great place to relax or entertain. The kitchen is nicely laid out, making mealtime a breeze. The primary bedroom features its own fireplace, adding a cozy and unique touch. You'll also enjoy the large laundry room for added convenience and a deck out back that's perfect for outdoor gatherings. This home has plenty to offer and is ready for its next chapter.

19. 2026-03-16
    price $195,000 488-char remark

    Show marketing remark (488 chars)

    Welcome to this 2 bedroom, 2 bathroom home that combines comfort and charm. The living room is spacious and inviting, offering a great place to relax or entertain. The kitchen is nicely laid out, making mealtime a breeze. The primary bedroom features its own fireplace, adding a cozy and unique touch. You'll also enjoy the large laundry room for added convenience and a deck out back that's perfect for outdoor gatherings. This home has plenty to offer and is ready for its next chapter.

20. 2025-11-18
    price $200,000 488-char remark

    Show marketing remark (488 chars)

    Welcome to this 2 bedroom, 2 bathroom home that combines comfort and charm. The living room is spacious and inviting, offering a great place to relax or entertain. The kitchen is nicely laid out, making mealtime a breeze. The primary bedroom features its own fireplace, adding a cozy and unique touch. You'll also enjoy the large laundry room for added convenience and a deck out back that's perfect for outdoor gatherings. This home has plenty to offer and is ready for its next chapter.

21. 2025-10-03
    listed $210,000 Active 488-char remark

    Show marketing remark (488 chars)

    Welcome to this 2 bedroom, 2 bathroom home that combines comfort and charm. The living room is spacious and inviting, offering a great place to relax or entertain. The kitchen is nicely laid out, making mealtime a breeze. The primary bedroom features its own fireplace, adding a cozy and unique touch. You'll also enjoy the large laundry room for added convenience and a deck out back that's perfect for outdoor gatherings. This home has plenty to offer and is ready for its next chapter.

22. 2021-08-10
    soldstatus 291-char remark

    Show marketing remark (291 chars)

    Well kept home with low maintenance vinyl siding, central heat and air, hardwood floors, nice covered front porch and shady back deck.This home is on a dead end, very quiet street close to the historic square. Quick, easy access to I-22 makes an easy commute to Olive Branch, or New Albany.

23. 2021-06-19
    listed $125,000 291-char remark

    Show marketing remark (291 chars)

    Well kept home with low maintenance vinyl siding, central heat and air, hardwood floors, nice covered front porch and shady back deck.This home is on a dead end, very quiet street close to the historic square. Quick, easy access to I-22 makes an easy commute to Olive Branch, or New Albany.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 20 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: $19,200
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$5,527
• Taxable loss: −$3,842
• Est. tax savings @ 24.0%: +$922
• After-tax cash flow: $334/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

+52.0% since first listed

6 events — show timeline

• 2026-04-07 Price Changed $190,000 MLSU
• 2026-03-16 Price Changed $195,000 MLSU
• 2025-11-18 Price Changed $200,000 MLSU
• 2025-10-03 Listed $210,000 MLSU
• 2021-08-10 Sold (MLS) — MLSU
• 2021-06-19 Listed $125,000 MLSU