1002 Howard St · Vicksburg, MS 39183

$6,900

3 bd · 1.0 ba · 848 sqft · SingleFamily public records · 395 Days on market

Built 1920 3,484 sqft lot $8/sqft · 87% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Discover timeless Southern charm in the heart of historic Vicksburg, Mississippi. This property offers a blend of classic architecture and potential, perfect for homeowners or investors seeking a piece of the city's rich heritage. Located just minutes from Downtown Vicksburg, the Mississippi River, and key historic landmarks, this address places you at the center of a thriving, culture-filled community. Whether you're looking to settle down in a peaceful neighborhood or develop a unique business space, it presents an exciting opportunity. Don't miss your chance to own a property in one of Mississippi's most iconic river cities—schedule your private tour today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

Key facts

• Historic vicksburg
• Mississippi river
• Classic architecture

Tags

• HISTORIC VICKSBURG
• CLASSIC ARCHITECTURE
• DOWNTOWN VICKSBURG
• MISSISSIPPI RIVER
• HISTORIC LANDMARKS
• PEACEFUL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $7k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $7k).
• Recommended offer: $6k (12.0% below list) — sets the bar for market timing.
• Cap rate 326.2% 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: 66 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $48 of loan paydown is wiped out by about $207 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 395 days — a 12% lower offer ($6k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (77%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $6,072 (12.0% below list)

Questions for the listing agent

1. It's been on market 395 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 34.78% ✓
• Cap rate: 326.22%
• Cash-on-cash: 1142.61%
• DSCR: 51.84
• GRM: 0.2

CMA / ARV

• ARV (median comp): $51,964
• List price: $6,900
• Delta: -84.80%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 61.09×
• Total profit: $116,089
• Equity at exit: $1,029

10-year hold

• IRR: —
• Equity multiple: 131.50×
• Total profit: $252,126
• Equity at exit: $597

Cash invested: $1,932 (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 39183

• Home prices YoY: -32.3%
• Active inventory: 66
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$36
• Tax from tax record: −$17 /mo · $208/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,840

Break-even live

Break-even rent $71

Max offer price $6,900

Occupancy floor 18%

Sensitivity live

Price	-10% $1,844	-5% $1,842	+0% $1,840	+5% $1,838	+10% $1,836
Rent	-10% $1,650	-5% $1,745	+0% $1,840	+5% $1,934	+10% $2,029
Rate	-1.0pp $1,843	-0.5pp $1,841	base $1,840	+0.5pp $1,838	+1.0pp $1,836

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: $1,725
• Closing costs: $207
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 Washington St Vicksburg, MS	2.0	1.0–2.0	775	$2,400	$3.10	44d	1	0.81mi

Listing history 30 events

1. 2026-06-21
   pricedays on market $6,900 Active 395 DOM
2. 2026-06-19
   days on market $7,900 Active 393 DOM
3. 2026-06-18
   days on market $7,900 Active 392 DOM
4. 2026-06-17
   days on market $7,900 Active 391 DOM
5. 2026-06-16
   days on market $7,900 Active 390 DOM
6. 2026-06-15
   days on market $7,900 Active 389 DOM
7. 2026-06-14
   days on market $7,900 Active 387 DOM
8. 2026-06-12
   days on market $7,900 Active 386 DOM
9. 2026-06-09
   days on market $7,900 Active 383 DOM
10. 2026-06-08
    days on market $7,900 Active 382 DOM
11. 2026-06-07
    days on market $7,900 Active 381 DOM
12. 2026-06-05
    days on market $7,900 Active 378 DOM
13. 2026-06-02
    days on market $7,900 Active 376 DOM
14. 2026-06-01
    days on market $7,900 Active 375 DOM
15. 2026-05-31
    days on market $7,900 Active 374 DOM
16. 2026-05-30
    days on market $7,900 Active 373 DOM
17. 2026-04-29
    price $7,900 815-char remark

    Show marketing remark (815 chars)

    Discover timeless Southern charm in the heart of historic Vicksburg, Mississippi. This property offers a blend of classic architecture and potential, perfect for homeowners or investors seeking a piece of the city's rich heritage. Located just minutes from Downtown Vicksburg, the Mississippi River, and key historic landmarks, this address places you at the center of a thriving, culture-filled community. Whether you're looking to settle down in a peaceful neighborhood or develop a unique business space, it presents an exciting opportunity. Don't miss your chance to own a property in one of Mississippi's most iconic river cities—schedule your private tour today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

18. 2026-04-17
    price $8,900 815-char remark

    Show marketing remark (815 chars)

    Discover timeless Southern charm in the heart of historic Vicksburg, Mississippi. This property offers a blend of classic architecture and potential, perfect for homeowners or investors seeking a piece of the city's rich heritage. Located just minutes from Downtown Vicksburg, the Mississippi River, and key historic landmarks, this address places you at the center of a thriving, culture-filled community. Whether you're looking to settle down in a peaceful neighborhood or develop a unique business space, it presents an exciting opportunity. Don't miss your chance to own a property in one of Mississippi's most iconic river cities—schedule your private tour today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

19. 2026-04-02
    price $9,900 815-char remark

    Show marketing remark (815 chars)

    Discover timeless Southern charm in the heart of historic Vicksburg, Mississippi. This property offers a blend of classic architecture and potential, perfect for homeowners or investors seeking a piece of the city's rich heritage. Located just minutes from Downtown Vicksburg, the Mississippi River, and key historic landmarks, this address places you at the center of a thriving, culture-filled community. Whether you're looking to settle down in a peaceful neighborhood or develop a unique business space, it presents an exciting opportunity. Don't miss your chance to own a property in one of Mississippi's most iconic river cities—schedule your private tour today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

20. 2026-03-19
    price $11,900 815-char remark

    Show marketing remark (815 chars)

    Discover timeless Southern charm in the heart of historic Vicksburg, Mississippi. This property offers a blend of classic architecture and potential, perfect for homeowners or investors seeking a piece of the city's rich heritage. Located just minutes from Downtown Vicksburg, the Mississippi River, and key historic landmarks, this address places you at the center of a thriving, culture-filled community. Whether you're looking to settle down in a peaceful neighborhood or develop a unique business space, it presents an exciting opportunity. Don't miss your chance to own a property in one of Mississippi's most iconic river cities—schedule your private tour today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

21. 2026-02-18
    price $12,900 815-char remark

    Show marketing remark (815 chars)

    Discover timeless Southern charm in the heart of historic Vicksburg, Mississippi. This property offers a blend of classic architecture and potential, perfect for homeowners or investors seeking a piece of the city's rich heritage. Located just minutes from Downtown Vicksburg, the Mississippi River, and key historic landmarks, this address places you at the center of a thriving, culture-filled community. Whether you're looking to settle down in a peaceful neighborhood or develop a unique business space, it presents an exciting opportunity. Don't miss your chance to own a property in one of Mississippi's most iconic river cities—schedule your private tour today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

22. 2026-01-29
    price $14,900 815-char remark

    Show marketing remark (815 chars)

    Discover timeless Southern charm in the heart of historic Vicksburg, Mississippi. This property offers a blend of classic architecture and potential, perfect for homeowners or investors seeking a piece of the city's rich heritage. Located just minutes from Downtown Vicksburg, the Mississippi River, and key historic landmarks, this address places you at the center of a thriving, culture-filled community. Whether you're looking to settle down in a peaceful neighborhood or develop a unique business space, it presents an exciting opportunity. Don't miss your chance to own a property in one of Mississippi's most iconic river cities—schedule your private tour today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

23. 2025-11-25
    price $16,900 815-char remark

    Show marketing remark (815 chars)

    Discover timeless Southern charm in the heart of historic Vicksburg, Mississippi. This property offers a blend of classic architecture and potential, perfect for homeowners or investors seeking a piece of the city's rich heritage. Located just minutes from Downtown Vicksburg, the Mississippi River, and key historic landmarks, this address places you at the center of a thriving, culture-filled community. Whether you're looking to settle down in a peaceful neighborhood or develop a unique business space, it presents an exciting opportunity. Don't miss your chance to own a property in one of Mississippi's most iconic river cities—schedule your private tour today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

24. 2025-10-20
    price $18,900 815-char remark

    Show marketing remark (815 chars)

    Discover timeless Southern charm in the heart of historic Vicksburg, Mississippi. This property offers a blend of classic architecture and potential, perfect for homeowners or investors seeking a piece of the city's rich heritage. Located just minutes from Downtown Vicksburg, the Mississippi River, and key historic landmarks, this address places you at the center of a thriving, culture-filled community. Whether you're looking to settle down in a peaceful neighborhood or develop a unique business space, it presents an exciting opportunity. Don't miss your chance to own a property in one of Mississippi's most iconic river cities—schedule your private tour today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

25. 2025-10-06
    price $21,900 815-char remark

    Show marketing remark (815 chars)

    Discover timeless Southern charm in the heart of historic Vicksburg, Mississippi. This property offers a blend of classic architecture and potential, perfect for homeowners or investors seeking a piece of the city's rich heritage. Located just minutes from Downtown Vicksburg, the Mississippi River, and key historic landmarks, this address places you at the center of a thriving, culture-filled community. Whether you're looking to settle down in a peaceful neighborhood or develop a unique business space, it presents an exciting opportunity. Don't miss your chance to own a property in one of Mississippi's most iconic river cities—schedule your private tour today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

26. 2025-09-22
    price $24,900 815-char remark

    Show marketing remark (815 chars)

    Discover timeless Southern charm in the heart of historic Vicksburg, Mississippi. This property offers a blend of classic architecture and potential, perfect for homeowners or investors seeking a piece of the city's rich heritage. Located just minutes from Downtown Vicksburg, the Mississippi River, and key historic landmarks, this address places you at the center of a thriving, culture-filled community. Whether you're looking to settle down in a peaceful neighborhood or develop a unique business space, it presents an exciting opportunity. Don't miss your chance to own a property in one of Mississippi's most iconic river cities—schedule your private tour today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

27. 2025-05-21
    listed $29,900 Active 815-char remark

    Show marketing remark (815 chars)

    Discover timeless Southern charm in the heart of historic Vicksburg, Mississippi. This property offers a blend of classic architecture and potential, perfect for homeowners or investors seeking a piece of the city's rich heritage. Located just minutes from Downtown Vicksburg, the Mississippi River, and key historic landmarks, this address places you at the center of a thriving, culture-filled community. Whether you're looking to settle down in a peaceful neighborhood or develop a unique business space, it presents an exciting opportunity. Don't miss your chance to own a property in one of Mississippi's most iconic river cities—schedule your private tour today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

28. 2025-04-21
    historical
29. 2025-04-15
    price $32,300
30. 2025-03-12
    listed $34,000 Active

ⓘ 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: $208 · $17/mo
• Projected year-2 tax: $208 · $17/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 8/10 Severe 7 d/yr ≥110°F today · 21 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: $28,800
• − Mortgage interest: −$387
• − Property taxes: −$208
• − Insurance: −$34
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$201
• Taxable income: $23,362
• Est. tax owed @ 24.0%: −$5,607
• After-tax cash flow: $16,468/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
• City population: 28,479
• Population (ZIP): 13,419

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

• Race & ethnicity: White 49% Black 47% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -69.46%
• Current HPI: 145.8279
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-76.8% since first listed

14 events — show timeline

• 2026-04-29 Price Changed $7,900 MLSU
• 2026-04-17 Price Changed $8,900 MLSU
• 2026-04-02 Price Changed $9,900 MLSU
• 2026-03-19 Price Changed $11,900 MLSU
• 2026-02-18 Price Changed $12,900 MLSU
• 2026-01-29 Price Changed $14,900 MLSU
• 2025-11-25 Price Changed $16,900 MLSU
• 2025-10-20 Price Changed $18,900 MLSU
• 2025-10-06 Price Changed $21,900 MLSU
• 2025-09-22 Price Changed $24,900 MLSU
• 2025-05-21 Listed $29,900 MLSU
• 2025-04-21 Listing Removed — MLSU
• 2025-04-15 Price Changed $32,300 MLSU
• 2025-03-12 Listed $34,000 MLSU

Property tax history

+1.4%/yr

Latest (2025): $208 · +1.6% YoY. Source: county tax records.