1405 Division St · Vicksburg, MS 39180

$119,500

3 bd · 1.0 ba · 1,071 sqft · SingleFamily public records · 198 Days on market

Built 1956 7,840 sqft lot $112/sqft · 35% above area Est $88k · 35% over

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Why this score? — see what drove the C 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located minutes from I-20, this recently remodeled property is the perfect home that features luxury vinyl floors, hardwood floors and storm windows.

Key facts

• Remodeled property
• Luxury vinyl floors
• Storm windows

Tags

• REMODELED PROPERTY
• LUXURY VINYL FLOORS
• HARDWOOD FLOORS
• STORM WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.5% in Vicksburg — 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 63/100 on livability (#166 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Vicksburg Warren School District (rural): math 22% / reading 26% proficiency, ranked #82 of 130 in MS (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 135 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 12 units permitted in Warren County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $826 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Warren County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $105,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 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 1956 — 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 D-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.58%
• DSCR: 1.74
• GRM: 6.2

CMA / ARV

• ARV (median comp): $88,406
• List price: $119,500
• Delta: 35.17%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2413 Cherry St	0.33mi	2/1.0 (-1)	1,198 (+12%)	9mo	$59,999	$50	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $10,092
• Equity at exit: $17,818

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $46,749
• Equity at exit: $10,332

Cash invested: $33,460 (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 39180

• Home prices YoY: -28.2%
• Active inventory: 135
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $462

Break-even live

Break-even rent $1,019

Max offer price $119,500

Occupancy floor 66%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1711 Cherry St Vicksburg, MS	2.0	1.0	1481	$1,800	$1.22	23d	1	0.99mi
1301 Washington St Vicksburg, MS	2.0	1.0–2.0	775	$2,400	$3.10	44d	1	1.32mi

Listing history 19 events

1. 2026-06-19
   days on market $119,500 Active 198 DOM
2. 2026-06-18
   days on market $119,500 Active 197 DOM
3. 2026-06-17
   days on market $119,500 Active 196 DOM
4. 2026-06-16
   days on market $119,500 Active 195 DOM
5. 2026-06-15
   days on market $119,500 Active 194 DOM
6. 2026-06-14
   days on market $119,500 Active 192 DOM
7. 2026-06-12
   days on market $119,500 Active 191 DOM
8. 2026-06-09
   days on market $119,500 Active 188 DOM
9. 2026-06-08
   days on market $119,500 Active 187 DOM
10. 2026-06-07
    days on market $119,500 Active 186 DOM
11. 2026-06-05
    days on market $119,500 Active 183 DOM
12. 2026-06-02
    days on market $119,500 Active 181 DOM
13. 2026-06-01
    days on market $119,500 Active 180 DOM
14. 2026-05-31
    days on market $119,500 Active 179 DOM
15. 2026-05-30
    days on market $119,500 Active 178 DOM
16. 2026-01-05
    price $119,500 149-char remark

    Show marketing remark (149 chars)

    Located minutes from I-20, this recently remodeled property is the perfect home that features luxury vinyl floors, hardwood floors and storm windows.

17. 2025-12-03
    listed $129,000 Active 149-char remark

    Show marketing remark (149 chars)

    Located minutes from I-20, this recently remodeled property is the perfect home that features luxury vinyl floors, hardwood floors and storm windows.

18. 2004-11-20
    historical
19. 2000-08-24
    listed $26,875

ⓘ 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: $1,547 · $129/mo
• Projected year-2 tax: $1,547 · $129/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,256
• − Mortgage interest: −$6,694
• − Property taxes: −$1,547
• − Insurance: −$598
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$3,476
• Taxable income: $3,860
• Est. tax owed @ 24.0%: −$926
• After-tax cash flow: $4,621/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: Vicksburg Warren School District
• NCES district ID: 2804470
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $40,492
• Composite: 20.31/100
• National rank: #8612
• State rank: #82 of 130 in MS

Livability — Vicksburg

• Score: 63/100
• State rank: #166
• US rank: #16032

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety B- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vicksburg, MS
• County: Warren County · 28,479 people
• City population: 28,479
• Metro: Vicksburg, MS
• Population (ZIP): 28,479
• Household income: $56,837
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 665.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 45,473 people
• By 2030: 44,051 · -3.1%
• By 2040: 40,884 · -10.1%
• By 2050: 37,596 · -17.3%
• By 2075: 30,162 · -33.7%
• By 2100: 23,585 · -48.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (51%)
• Race & ethnicity: Black 51% White 44% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Warren

• 2024 margin: Toss-up / Even · D 47.5% · R 51.4% · Other 1.1%
• 2008→2024 swing: -0.9pp no change · 2008: -3.0pp · 2024: -4.0pp
• All cycles: 2024: R+4.0 2020: D+0.4 2016: R+4.9 2012: D+2.6 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.49%
• Current HPI: 154.033
• Rent YoY: —
• Metro: Vicksburg, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+344.7% since first listed

4 events — show timeline

• 2026-01-05 Price Changed $119,500 VWCBR
• 2025-12-03 Listed $129,000 VWCBR
• 2004-11-20 Listing Removed — MLSU
• 2000-08-24 Listed $26,875 MLSU

Property tax history

+4.9%/yr

Latest (2025): $1,547 · +1.4% YoY. Source: county tax records.