1632 Fisher Ferry Rd Unit A2 · Vicksburg, MS 39180

$54,900

2 bd · 0.5 ba · 785 sqft · Other public records · 136 Days on market

Built 1980 435 sqft lot ↓ 35% since listing

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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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-bedroom, 1.5-bath condo located in Vicksburg with close proximity to shopping and everyday conveniences. Property offers an affordable opportunity for investors or regular homeowners seeking value and potential equity in an established community. Strong potential for rental income or future resale.

Key facts

• Built 1980
• Listed 135 days

What this means for you Summary

Snapshot

• This is a 2-bed/0.5-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($844 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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; 1 comparable units currently listed for rent nearby; 12 units permitted in Warren County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($57k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $45k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.54% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.80%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.7%
• Equity multiple: 1.63×
• Total profit: $9,719
• Equity at exit: $8,186

10-year hold

• IRR: 24.4%
• Equity multiple: 3.11×
• Total profit: $32,460
• Equity at exit: $4,747

Cash invested: $15,372 (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: 5.4×

Monthly cashflow live

• Estimated rent: $844 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $292

Break-even live

Break-even rent $474

Max offer price $54,900

Occupancy floor 60%

Sensitivity live

Price	-10% $323	-5% $308	+0% $292	+5% $277	+10% $261
Rent	-10% $225	-5% $259	+0% $292	+5% $325	+10% $359
Rate	-1.0pp $320	-0.5pp $306	base $292	+0.5pp $278	+1.0pp $263

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4920 Halls Ferry Rd Vicksburg, MS	1.0–2.0	1.0–1.5	880	$775	$0.88	14d	2	1.28mi

Listing history 24 events

1. 2026-06-19
   days on market $54,900 Active 136 DOM
2. 2026-06-18
   days on market $54,900 Active 135 DOM
3. 2026-06-17
   days on market $54,900 Active 134 DOM
4. 2026-06-16
   days on market $54,900 Active 133 DOM
5. 2026-06-15
   days on market $54,900 Active 132 DOM
6. 2026-06-14
   days on market $54,900 Active 130 DOM
7. 2026-06-12
   pricedays on market $54,900 Active 129 DOM
8. 2026-06-09
   days on market $64,900 Active 126 DOM
9. 2026-06-08
   days on market $64,900 Active 125 DOM
10. 2026-06-07
    days on market $64,900 Active 124 DOM
11. 2026-06-05
    days on market $64,900 Active 121 DOM
12. 2026-06-02
    days on market $64,900 Active 119 DOM
13. 2026-06-01
    days on market $64,900 Active 118 DOM
14. 2026-05-31
    days on market $64,900 Active 117 DOM
15. 2026-05-30
    days on market $64,900 Active 116 DOM
16. 2026-05-05
    price $64,900 301-char remark

    Show marketing remark (301 chars)

    2-bedroom, 1.5-bath condo located in Vicksburg with close proximity to shopping and everyday conveniences. Property offers an affordable opportunity for investors or regular homeowners seeking value and potential equity in an established community. Strong potential for rental income or future resale.

17. 2026-04-03
    price $69,900 301-char remark

    Show marketing remark (301 chars)

    2-bedroom, 1.5-bath condo located in Vicksburg with close proximity to shopping and everyday conveniences. Property offers an affordable opportunity for investors or regular homeowners seeking value and potential equity in an established community. Strong potential for rental income or future resale.

18. 2026-02-19
    price $75,000 301-char remark

    Show marketing remark (301 chars)

    2-bedroom, 1.5-bath condo located in Vicksburg with close proximity to shopping and everyday conveniences. Property offers an affordable opportunity for investors or regular homeowners seeking value and potential equity in an established community. Strong potential for rental income or future resale.

19. 2026-02-03
    listed $100,000 Active 301-char remark

    Show marketing remark (301 chars)

    2-bedroom, 1.5-bath condo located in Vicksburg with close proximity to shopping and everyday conveniences. Property offers an affordable opportunity for investors or regular homeowners seeking value and potential equity in an established community. Strong potential for rental income or future resale.

20. 2026-01-18
    historical
21. 2026-01-12
    status Active
22. 2025-12-18
    historical
23. 2025-08-28
    listed $100,000 Active
24. 2005-08-17
    soldstatus

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $764 · $64/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $10,125
• − Mortgage interest: −$3,075
• − Property taxes: −$764
• − Insurance: −$274
• − Repairs & maintenance: −$810
• − Management: −$810
• − Depreciation: −$1,597
• Taxable income: $2,794
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $2,835/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

• 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

-35.1% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $64,900 MLSU
• 2026-04-03 Price Changed $69,900 MLSU
• 2026-02-19 Price Changed $75,000 MLSU
• 2026-02-03 Listed $100,000 MLSU
• 2026-01-18 Listing Removed — MLSU
• 2026-01-12 Relisted — MLSU
• 2025-12-18 Listing Removed — MLSU
• 2025-08-28 Listed $100,000 MLSU
• 2005-08-17 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $764 · +1.8% YoY. Source: county tax records.