105 Cairo Dr · Vicksburg, MS 39180

$49,900

3 bd · 0.5 ba · 1,200 sqft · SingleFamily public records · 48 Days on market

Built 1971 0.30 ac lot $42/sqft · 68% below area

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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

PRICE REDUCTION! Welcome home to Cairo Drive!!! This 3 bedroom 1 1/2 ranch is located South of Vicksburg near schools, shopping and entertainment! Spacious kitchen has a breakfast bar and large dining area!!! Back yard is fenced and ready for family fun! Plus, there's covered parking too! Please note: Days 1-7: Offers will not be reviewed. Days 8-12: Offers only from NSP buyers, Municipalities, non-profit organizations and Owner-occupants will be reviewed. Days 13+: We will consider offers from all buyers. Buyers should obtain a free prequalification letter from Wells Fargo Home Mortgage or an entity which is a joint venture with Wells Fargo Home Mortgage by working directly with a mortgage consultant or going online at www.wellsfargo.com Buyers also have the option to provide proof of other credit decision financing or a NACA (Neighborhood Assistance Corporation of America) qualification letter. A Loan Status Report (LSR) is acceptable in Arizona.

Key facts

• 0.3 acre lot
• Parking
• Built 1971

Property features AI

Finance

• Other: Approximate building area 1,278 (source: assessor); Lot about 0.3 acres (≈13,068 sq ft)

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Public water; Electricity available
• Home design: Single family residence (house); One level; Fixer condition
• Construction: Asbestos and brick construction; Asphalt shingle roof; Slab foundation; Built (year source: public records)
• Exterior features: Slab patio/porch; Chain link fencing

Interior

• Kitchen: Electric range
• Flooring: Linoleum
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Aluminum frame windows; Electric range; Gas water heater; Water heater
• Laundry & utility: Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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: crime F, amenities F, commute 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.
• Zoned schools: Dana Road Elementary (463 students, 100% FRL); Vicksburg Junior High School (math 14% / reading 19%, grade F, #126 of 179 statewide, top 71%, 405 students, 100% FRL); Vicksburg High School (math 8% / reading 17%, grade F, #160 of 197 statewide, top 83%, 871 students, 100% FRL) — zoned schools average 100% FRL vs 73% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 135 active listings in the ZIP; 12 units permitted in Warren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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 48 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.23% ✓
• Cap rate: 19.09%
• Cash-on-cash: 45.72%
• DSCR: 3.03
• GRM: 3.7

CMA / ARV

• ARV (median comp): $163,597
• List price: $49,900
• Delta: -69.50%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-1,072
• Equity at exit: $7,440

10-year hold

• IRR: 8.2%
• Equity multiple: 1.63×
• Total profit: $8,871
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $106

Break-even live

Break-even rent $976

Max offer price $49,900

Occupancy floor 85%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $49,900 Active 48 DOM
2. 2026-06-18
   days on market $49,900 Active 47 DOM
3. 2026-06-17
   days on market $49,900 Active 46 DOM
4. 2026-06-16
   days on market $49,900 Active 45 DOM
5. 2026-06-15
   days on market $49,900 Active 44 DOM
6. 2026-06-14
   days on market $49,900 Active 42 DOM
7. 2026-06-12
   days on market $49,900 Active 41 DOM
8. 2026-06-09
   days on market $49,900 Active 38 DOM
9. 2026-06-08
   days on market $49,900 Active 37 DOM
10. 2026-06-07
    days on market $49,900 Active 36 DOM
11. 2026-06-05
    days on market $49,900 Active 33 DOM
12. 2026-06-02
    days on market $49,900 Active 31 DOM
13. 2026-06-01
    days on market $49,900 Active 30 DOM
14. 2026-05-31
    days on market $49,900 Active 29 DOM
15. 2026-05-30
    days on market $49,900 Active 28 DOM
16. 2026-05-02
    listed $54,900 Active 439-char remark
17. 2026-04-28
    historical
18. 2026-04-06
    price $64,900
19. 2026-03-25
    price $79,900
20. 2026-02-25
    listed $89,900 Active
21. 2013-03-13
    soldstatus

    Show marketing remark (962 chars)

    PRICE REDUCTION! Welcome home to Cairo Drive!!! This 3 bedroom 1 1/2 ranch is located South of Vicksburg near schools, shopping and entertainment! Spacious kitchen has a breakfast bar and large dining area!!! Back yard is fenced and ready for family fun! Plus, there's covered parking too! Please note: Days 1-7: Offers will not be reviewed. Days 8-12: Offers only from NSP buyers, Municipalities, non-profit organizations and Owner-occupants will be reviewed. Days 13+: We will consider offers from all buyers. Buyers should obtain a free prequalification letter from Wells Fargo Home Mortgage or an entity which is a joint venture with Wells Fargo Home Mortgage by working directly with a mortgage consultant or going online at www.wellsfargo.com Buyers also have the option to provide proof of other credit decision financing or a NACA (Neighborhood Assistance Corporation of America) qualification letter. A Loan Status Report (LSR) is acceptable in Arizona.

22. 2012-12-04
    listed $30,000

    Show marketing remark (962 chars)

    PRICE REDUCTION! Welcome home to Cairo Drive!!! This 3 bedroom 1 1/2 ranch is located South of Vicksburg near schools, shopping and entertainment! Spacious kitchen has a breakfast bar and large dining area!!! Back yard is fenced and ready for family fun! Plus, there's covered parking too! Please note: Days 1-7: Offers will not be reviewed. Days 8-12: Offers only from NSP buyers, Municipalities, non-profit organizations and Owner-occupants will be reviewed. Days 13+: We will consider offers from all buyers. Buyers should obtain a free prequalification letter from Wells Fargo Home Mortgage or an entity which is a joint venture with Wells Fargo Home Mortgage by working directly with a mortgage consultant or going online at www.wellsfargo.com Buyers also have the option to provide proof of other credit decision financing or a NACA (Neighborhood Assistance Corporation of America) qualification letter. A Loan Status Report (LSR) is acceptable in Arizona.

ⓘ 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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $13,323
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$5,368
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$1,452
• Taxable income: $828
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $1,070/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

+66.3% since first listed

8 events — show timeline

• 2026-05-20 Price Changed $49,900 MLSU
• 2026-05-02 Listed $54,900 MLSU
• 2026-04-28 Listing Removed — MLSU
• 2026-04-06 Price Changed $64,900 MLSU
• 2026-03-25 Price Changed $79,900 MLSU
• 2026-02-25 Listed $89,900 MLSU
• 2013-03-13 Sold (MLS) — MLSU
• 2012-12-04 Listed $30,000 MLSU

Property tax history

+3.7%/yr

Latest (2016): $41 · +4.8% YoY. Source: county tax records.