3302 Drummond St · Vicksburg, MS 39180

$176,000

3 bd · 1.0 ba · 1,800 sqft · MultiFamily public records · 46 Days on market

Built 1950 7,500 sqft lot $98/sqft · 36% above area Est $130k · 36% 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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +6.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great renovated home on Drummond St. Great neighbors all around. City living at its best with a personal driveway. This home has a very large primary bedroom with lots of closet space and its own bathroom. Very attractive home for family living that has a gated backyard. You don't have to worry about storage. The basement is very large and can hold all of your holiday decorations. This home is also very close to the local Academy of innovation, Middle schools, and Vicksburg High School.

Key facts

• 7,500 sq ft lot
• Garage
• Pool

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-story residential home; Wood siding
• Construction: Wood siding construction; Composition and wood roof
• Exterior features: Deck; Chain link fence; Above-ground private pool; Lot approximately 50 x 150

Interior

• Kitchen: Dishwasher; Refrigerator; Range hood
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Wood-burning fireplace (1); Hardwood floors
• Laundry & utility: Indoor laundry with electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $176k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $171k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 133 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 runs 42% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $136k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $170,720 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.4

CMA / ARV

• ARV (median comp): $129,652
• List price: $176,000
• Delta: 35.75%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,612
• Equity at exit: $26,242

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $33,186
• Equity at exit: $15,217

Cash invested: $49,280 (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: 133
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $1,970 medium
• Mortgage (P&I): −$923
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $423

Break-even live

Break-even rent $1,435

Max offer price $176,000

Occupancy floor 74%

Sensitivity live

Price	-10% $522	-5% $473	+0% $423	+5% $373	+10% $323
Rent	-10% $267	-5% $345	+0% $423	+5% $501	+10% $578
Rate	-1.0pp $511	-0.5pp $468	base $423	+0.5pp $377	+1.0pp $331

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$1,970
Total (2 units)			$1,970

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1711 Cherry St Vicksburg, MS	2.0	1.0	1481	$1,800	$1.22	24d	1	1.36mi

Listing history 20 events

1. 2026-06-21
   days on market $176,000 Active 46 DOM
2. 2026-06-19
   days on market $176,000 Active 44 DOM
3. 2026-06-18
   days on market $176,000 Active 43 DOM
4. 2026-06-17
   days on market $176,000 Active 42 DOM
5. 2026-06-16
   days on market $176,000 Active 41 DOM
6. 2026-06-15
   days on market $176,000 Active 40 DOM
7. 2026-06-14
   pricedays on market $176,000 Active 38 DOM
8. 2026-06-12
   days on market $179,000 Active 37 DOM
9. 2026-06-09
   days on market $179,000 Active 34 DOM
10. 2026-06-08
    days on market $179,000 Active 33 DOM
11. 2026-06-07
    days on market $179,000 Active 32 DOM
12. 2026-06-05
    days on market $179,000 Active 29 DOM
13. 2026-06-02
    days on market $179,000 Active 27 DOM
14. 2026-06-01
    days on market $179,000 Active 26 DOM
15. 2026-05-31
    days on market $179,000 Active 25 DOM
16. 2026-05-30
    days on market $179,000 Active 24 DOM
17. 2026-05-06
    listed $179,000 Active 768-char remark
18. 2021-12-27
    soldstatus 491-char remark

    Show marketing remark (491 chars)

    Great renovated home on Drummond St. Great neighbors all around. City living at its best with a personal driveway. This home has a very large primary bedroom with lots of closet space and its own bathroom. Very attractive home for family living that has a gated backyard. You don't have to worry about storage. The basement is very large and can hold all of your holiday decorations. This home is also very close to the local Academy of innovation, Middle schools, and Vicksburg High School.

19. 2021-12-27
    soldstatus $136,500

    Show marketing remark (491 chars)

    Great renovated home on Drummond St. Great neighbors all around. City living at its best with a personal driveway. This home has a very large primary bedroom with lots of closet space and its own bathroom. Very attractive home for family living that has a gated backyard. You don't have to worry about storage. The basement is very large and can hold all of your holiday decorations. This home is also very close to the local Academy of innovation, Middle schools, and Vicksburg High School.

20. 2021-10-13
    listed $139,900 491-char remark

    Show marketing remark (491 chars)

    Great renovated home on Drummond St. Great neighbors all around. City living at its best with a personal driveway. This home has a very large primary bedroom with lots of closet space and its own bathroom. Very attractive home for family living that has a gated backyard. You don't have to worry about storage. The basement is very large and can hold all of your holiday decorations. This home is also very close to the local Academy of innovation, Middle schools, and Vicksburg High School.

ⓘ 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: $1,646 · $137/mo
• Projected year-2 tax: $1,646 · $137/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: $23,640
• − Mortgage interest: −$9,859
• − Property taxes: −$1,646
• − Insurance: −$880
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$5,120
• Taxable income: $2,353
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $4,509/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

+25.8% since first listed

5 events — show timeline

• 2026-06-13 Price Changed $176,000 VWCBR
• 2026-05-06 Listed $179,000 VWCBR
• 2021-12-27 Sold (Public Records) $136,500 Public Records
• 2021-12-27 Sold (MLS) — VWCBR
• 2021-10-13 Listed $139,900 VWCBR

Property tax history

-1.1%/yr

Latest (2025): $1,646 · +1.7% YoY. Source: county tax records.