1417 East Ave · Vicksburg, MS 39180

$70,000

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 66 Days on market

Built 1957 Fair condition 0.30 ac lot $68/sqft · 30% below area Est $98k · 29% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming opportunity with room to grow! This 3-bedroom, 1-bath home sits on two lots, providing extra space and flexibility. With a little TLC, this property could truly shine. Offered at an affordable $80,000—perfect for buyers or investors ready to add their personal touch. Bring your vision and make it your next project!

Key facts

• 0.3 acre lot
• 3 garage spots
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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 $484 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 2.27% ✓
• Cap rate: 20.32%
• Cash-on-cash: 50.08%
• DSCR: 3.23
• GRM: 3.7

CMA / ARV

• ARV (median comp): $98,074
• List price: $70,000
• Delta: -28.63%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1823 Macarthur Dr	0.36mi	2/2.0 (-1)	1,144 (+12%)	7mo	$135,000	$118	49

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: 47.8%
• Equity multiple: 3.08×
• Total profit: $40,750
• Equity at exit: $10,437

10-year hold

• IRR: 53.4%
• Equity multiple: 6.23×
• Total profit: $102,554
• Equity at exit: $6,052

Cash invested: $19,600 (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: $1,591 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $818

Break-even live

Break-even rent $556

Max offer price $70,000

Occupancy floor 44%

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: $17,500
• Closing costs: $2,100
• 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	0.46mi
1301 Washington St Vicksburg, MS	2.0	1.0–2.0	775	$2,400	$3.10	44d	1	0.81mi

Listing history 25 events

1. 2026-06-19
   days on market $70,000 Active 66 DOM
2. 2026-06-18
   days on market $70,000 Active 65 DOM
3. 2026-06-17
   days on market $70,000 Active 64 DOM
4. 2026-06-16
   days on market $70,000 Active 63 DOM
5. 2026-06-15
   days on market $70,000 Active 62 DOM
6. 2026-06-14
   days on market $70,000 Active 60 DOM
7. 2026-06-12
   days on market $70,000 Active 59 DOM
8. 2026-06-09
   days on market $70,000 Active 56 DOM
9. 2026-06-08
   days on market $70,000 Active 55 DOM
10. 2026-06-07
    remarks 420-char remark
11. 2026-06-07
    pricedays on market $70,000 Active 54 DOM
12. 2026-06-05
    days on market $80,000 Active 51 DOM
13. 2026-06-02
    days on market $80,000 Active 49 DOM
14. 2026-06-01
    days on market $80,000 Active 48 DOM
15. 2026-05-31
    days on market $80,000 Active 47 DOM
16. 2026-05-30
    days on market $80,000 Active 46 DOM
17. 2026-04-14
    listed $80,000 Active 331-char remark

    Show marketing remark (331 chars)

    Charming opportunity with room to grow! This 3-bedroom, 1-bath home sits on two lots, providing extra space and flexibility. With a little TLC, this property could truly shine. Offered at an affordable $80,000—perfect for buyers or investors ready to add their personal touch. Bring your vision and make it your next project!

18. 2023-06-24
    historical
19. 2023-03-18
    price $60,000
20. 2023-02-28
    listed $60,000 Active
21. 2023-02-27
    listed $70,000 Active
22. 2021-10-02
    historical
23. 2020-10-19
    soldstatus
24. 2018-11-07
    listed $75,000
25. 2018-10-22
    listed $45,000

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $553 · $46/mo
• Expected delta: +$38/yr (+$3/mo · 7.3%)

ⓘ 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 ≥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: $19,096
• − Mortgage interest: −$3,921
• − Property taxes: −$515
• − Insurance: −$350
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$2,036
• Taxable income: $9,218
• Est. tax owed @ 24.0%: −$2,212
• After-tax cash flow: $7,603/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1-bath home on two lots requires moderate renovations to improve its condition and increase its value.

Repairs flagged

• Major kitchen cabinets — severely outdated and in poor condition
• Major kitchen appliances — outdated and in poor condition
• Major bathroom fixtures — outdated and in poor condition
• Minor landscaping — overgrown lawn and debris

Value-add opportunities

• Both update kitchen with new cabinets and appliances — modern kitchen will attract more buyers and renters
• Both update bathroom fixtures — modern bathroom will attract more buyers and renters
• Both landscaping and curb appeal — improved landscaping will increase curb appeal and attract more buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and in poor condition	Major	$15,000–50,000
kitchen appliances · outdated and in poor condition	Major	$15,000–50,000
bathroom fixtures · outdated and in poor condition	Major	$15,000–50,000
landscaping · overgrown lawn and debris	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both update kitchen with new cabinets and appliances — modern kitchen will attract more buyers and renters ↑
• Both update bathroom fixtures — modern bathroom will attract more buyers and renters ↑
• Both landscaping and curb appeal — improved landscaping will increase curb appeal and attract more buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+77.8% since first listed

9 events — show timeline

• 2026-04-14 Listed $80,000 VWCBR
• 2023-06-24 Listing Removed — MLSU
• 2023-03-18 Price Changed $60,000 MLSU
• 2023-02-28 Listed $60,000 VWCBR
• 2023-02-27 Listed $70,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2020-10-19 Sold (MLS) — MLSU
• 2018-11-07 Listed $75,000 MLSU
• 2018-10-22 Listed $45,000 MLSU

Property tax history

+4.1%/yr

Latest (2025): $515 · +1.9% YoY. Source: county tax records.