Real Estate Investing in Holly Springs, Mississippi (38635)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38635 (Holly Springs, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 15.4% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Holly Springs, MS (38635)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38635 Holly Springs
This part of Marshall is not an easy win. The 38635 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $945/mo on a $175K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38635 sits below the stated 0.0% once reality is priced in.
ZIP 38635's metrics run below Marshall's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 38635 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 38635 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Holly Springs:
Market Trends
Home Value History (with trend line)
📊 How Does 38635 Compare?
| Metric | 38635 | Holly Springs | Mississippi |
|---|---|---|---|
| Home Value | $175,029 | $175,029 | $186,446 |
| 5-Year CAGR | 2.2% | 2.2% | 4.0% |
| Avg Rent | $945 | $945 | - |
| Cap Rate | 4.2% | 4.2% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38635 (Holly Springs, MS). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 38635 (Holly Springs, MS)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $175,029 |
| Monthly Rent | $945 |
| Price-to-Rent | 15.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +2.2% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 38635
Population: 15,312
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 38635
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What type of investing works in Holly Springs, MS?
For Holly Springs, MS, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How quickly do rentals get leased in Holly Springs, MS?
Holly Springs, MS vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What kind of market is Holly Springs, MS for investors?
With a 3.0/5 investability score, Holly Springs, MS ranks as a solid market for rental property investors. Median prices of $175K and rents of $945/mo drive the underlying numbers.
Is Holly Springs, MS good for landlords?
The landlord environment in Holly Springs, MS is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is housing expensive in Holly Springs, MS?
In Holly Springs, MS the median home value sits at $175K. Against the broader MS market, that reads as reasonable for most investors.
You know 38635 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38635 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
AI Market Advisor
Ask questions about investing in 38635 (Holly Springs)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 38635 (Holly Springs, MS).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.