718 Third North St · Vicksburg, MS 39183

$20,000

4 bd · 1.0 ba · 958 sqft · SingleFamily · 238 Days on market

Built 1963 1.00 ac lot Est $18k · 10% over

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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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• ARV discount +3.1/15.0
• 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

https://photos. app. goo.gl/RcLzSfAkuBraBeeSA call [phone] to buy it now Why This $20,000 OR OBO FixerUpper Could Be Your Best Move in Warren County Trump Approved FEMA and United Way grant pipelines! are in place for stormdamage recovery and homerehab projectsgrantapplication assistance is available. Because the property sits on a clear lot, you control the vision: a singlefamily home, a duplex, or a small rental complex. The land still needs tree clearinga quick job for any local handyman, contractor, or landscaping crew. Secure financing A conventional mortgage, a hardmoney loan, or a USDA ruraldevelopment loan can cover the purchase price. Tap grant resources United Ways grantapplication service will handle the paperwork; the $16,000 fee is a onetime cost that unlocks up to $150,000 in renovation funds! Imagine owning a piece of land that sits at the crossroads of a booming economy, a brandnew Amazon fulfillment hub, and a $4billion Energy Power Plantboth already greenlit by the mayor and the governor. By 2029, those projects will be humming, thousands of highpaying jobs will be pouring into Vicksburg, and every address in the area will be under a pricepressure surge that investors and families alike will scramble to beat. That future is already taking shape, and the opportunity to get in now is embodied in MLS#4132970a 590squarefoot parcel listed at $20,000 OBO (just $34 persqft). Its a fixasyougo property, sold asis, with the title already cleared, keys in hand, and a SouthernCounty attorney ready to close in seven days. The Neighborhood Advantage Four bustling casinos and a regional mall already draw shoppers and tourists from across Mississippi. New infrastructure (the Amazon base and the Energy plant) guarantees a steady inflow of workers seeking housing, dining, and entertainment. Why Its a Smart Investment Immediate Equity Purchase for $20,000 OR OBO, invest a few thousand dollars in basic renovations (or tap the United Way volunteer program), and youll already own a home that would cost $400,000+ in todays market. Rental Income With wages rising as Amazon and Energy staff move in, a modest twobedroom can command $1,200$1,500 per monthcovering mortgage, utilities, and leaving cash flow. Appreciation Forecast Historical data shows property values in growth corridors jump 3050% within five years of a major employers arrival. By 2029, this lot could be worth $75,000$100,000, even before any upgrades. Fast Closing The sellers lawyer, the buyers attorney, and the local title company have preapproved all paperwork. A signed contract and a $2,000 earnest deposit seal the deal in a week. How to Make It Happen Leverage community help Invite family, church groups, or local volunteers to assist . The more sweat equity you contribute, the higher your net profit. Partner with a local agent Our ontheground representative can walk you through the lot, show you comparable sales, and coordinate the closing timeline. The Bottom Line Vicksburg is on the brink of a transformation that will rewrite its realestate landscape. Buying MLS#4132970 today means you lock in a lowcost foothold before the market explodes. Whether youre looking for a forever home, a steady rental, or a highreturn flip, this parcel offers the perfect blend of location, price, and upside. Dont let the next wave pass you by. Contact our agent now, schedule a walkthrough, and get the keys in your hand this week. The future of Warren County is arrivingmake sure you own a piece of it. CALL NOW MAKE A OFFER OWN IT IN LESS THEN 7 DAYS

Key facts

• 1 acre lot
• Built 1963
• Listed 238 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $897 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 60.1% 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: 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: 65 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 $138 of loan paydown is wiped out by about $600 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $20k (50%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 6.42% ✓
• Cap rate: 60.09%
• Cash-on-cash: 192.13%
• DSCR: 9.55
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $18,202
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Wabash Ave	0.54mi	3/1.0 (-1)	1,026 (+7%)	4mo	$19,900	$19	55

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: —
• Equity multiple: 10.62×
• Total profit: $53,873
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 22.51×
• Total profit: $120,473
• Equity at exit: $1,729

Cash invested: $5,600 (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 39183

• Home prices YoY: -32.3%
• Active inventory: 65
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$5 /mo · $58/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $897

Break-even live

Break-even rent $149

Max offer price $20,000

Occupancy floor 25%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-02
   days on market $20,000 Active 238 DOM
2. 2026-06-01
   days on market $20,000 Active 237 DOM
3. 2026-05-31
   days on market $20,000 Active 236 DOM
4. 2026-05-30
   days on market $20,000 Active 235 DOM
5. 2026-05-01
   historical
6. 2026-04-16
   price $17,500
7. 2026-01-17
   price $20,000 3574-char remark

   Show marketing remark (3574 chars)

   https://photos. app. goo.gl/RcLzSfAkuBraBeeSA call [phone] to buy it now Why This $20,000 OR OBO FixerUpper Could Be Your Best Move in Warren County Trump Approved FEMA and United Way grant pipelines! are in place for stormdamage recovery and homerehab projectsgrantapplication assistance is available. Because the property sits on a clear lot, you control the vision: a singlefamily home, a duplex, or a small rental complex. The land still needs tree clearinga quick job for any local handyman, contractor, or landscaping crew. Secure financing A conventional mortgage, a hardmoney loan, or a USDA ruraldevelopment loan can cover the purchase price. Tap grant resources United Ways grantapplication service will handle the paperwork; the $16,000 fee is a onetime cost that unlocks up to $150,000 in renovation funds! Imagine owning a piece of land that sits at the crossroads of a booming economy, a brandnew Amazon fulfillment hub, and a $4billion Energy Power Plantboth already greenlit by the mayor and the governor. By 2029, those projects will be humming, thousands of highpaying jobs will be pouring into Vicksburg, and every address in the area will be under a pricepressure surge that investors and families alike will scramble to beat. That future is already taking shape, and the opportunity to get in now is embodied in MLS#4132970a 590squarefoot parcel listed at $20,000 OBO (just $34 persqft). Its a fixasyougo property, sold asis, with the title already cleared, keys in hand, and a SouthernCounty attorney ready to close in seven days. The Neighborhood Advantage Four bustling casinos and a regional mall already draw shoppers and tourists from across Mississippi. New infrastructure (the Amazon base and the Energy plant) guarantees a steady inflow of workers seeking housing, dining, and entertainment. Why Its a Smart Investment Immediate Equity Purchase for $20,000 OR OBO, invest a few thousand dollars in basic renovations (or tap the United Way volunteer program), and youll already own a home that would cost $400,000+ in todays market. Rental Income With wages rising as Amazon and Energy staff move in, a modest twobedroom can command $1,200$1,500 per monthcovering mortgage, utilities, and leaving cash flow. Appreciation Forecast Historical data shows property values in growth corridors jump 3050% within five years of a major employers arrival. By 2029, this lot could be worth $75,000$100,000, even before any upgrades. Fast Closing The sellers lawyer, the buyers attorney, and the local title company have preapproved all paperwork. A signed contract and a $2,000 earnest deposit seal the deal in a week. How to Make It Happen Leverage community help Invite family, church groups, or local volunteers to assist . The more sweat equity you contribute, the higher your net profit. Partner with a local agent Our ontheground representative can walk you through the lot, show you comparable sales, and coordinate the closing timeline. The Bottom Line Vicksburg is on the brink of a transformation that will rewrite its realestate landscape. Buying MLS#4132970 today means you lock in a lowcost foothold before the market explodes. Whether youre looking for a forever home, a steady rental, or a highreturn flip, this parcel offers the perfect blend of location, price, and upside. Dont let the next wave pass you by. Contact our agent now, schedule a walkthrough, and get the keys in your hand this week. The future of Warren County is arrivingmake sure you own a piece of it. CALL NOW MAKE A OFFER OWN IT IN LESS THEN 7 DAYS

8. 2026-01-09
   price $20,000
9. 2025-12-24
   status Active 3574-char remark

   Show marketing remark (3574 chars)

   https://photos. app. goo.gl/RcLzSfAkuBraBeeSA call [phone] to buy it now Why This $20,000 OR OBO FixerUpper Could Be Your Best Move in Warren County Trump Approved FEMA and United Way grant pipelines! are in place for stormdamage recovery and homerehab projectsgrantapplication assistance is available. Because the property sits on a clear lot, you control the vision: a singlefamily home, a duplex, or a small rental complex. The land still needs tree clearinga quick job for any local handyman, contractor, or landscaping crew. Secure financing A conventional mortgage, a hardmoney loan, or a USDA ruraldevelopment loan can cover the purchase price. Tap grant resources United Ways grantapplication service will handle the paperwork; the $16,000 fee is a onetime cost that unlocks up to $150,000 in renovation funds! Imagine owning a piece of land that sits at the crossroads of a booming economy, a brandnew Amazon fulfillment hub, and a $4billion Energy Power Plantboth already greenlit by the mayor and the governor. By 2029, those projects will be humming, thousands of highpaying jobs will be pouring into Vicksburg, and every address in the area will be under a pricepressure surge that investors and families alike will scramble to beat. That future is already taking shape, and the opportunity to get in now is embodied in MLS#4132970a 590squarefoot parcel listed at $20,000 OBO (just $34 persqft). Its a fixasyougo property, sold asis, with the title already cleared, keys in hand, and a SouthernCounty attorney ready to close in seven days. The Neighborhood Advantage Four bustling casinos and a regional mall already draw shoppers and tourists from across Mississippi. New infrastructure (the Amazon base and the Energy plant) guarantees a steady inflow of workers seeking housing, dining, and entertainment. Why Its a Smart Investment Immediate Equity Purchase for $20,000 OR OBO, invest a few thousand dollars in basic renovations (or tap the United Way volunteer program), and youll already own a home that would cost $400,000+ in todays market. Rental Income With wages rising as Amazon and Energy staff move in, a modest twobedroom can command $1,200$1,500 per monthcovering mortgage, utilities, and leaving cash flow. Appreciation Forecast Historical data shows property values in growth corridors jump 3050% within five years of a major employers arrival. By 2029, this lot could be worth $75,000$100,000, even before any upgrades. Fast Closing The sellers lawyer, the buyers attorney, and the local title company have preapproved all paperwork. A signed contract and a $2,000 earnest deposit seal the deal in a week. How to Make It Happen Leverage community help Invite family, church groups, or local volunteers to assist . The more sweat equity you contribute, the higher your net profit. Partner with a local agent Our ontheground representative can walk you through the lot, show you comparable sales, and coordinate the closing timeline. The Bottom Line Vicksburg is on the brink of a transformation that will rewrite its realestate landscape. Buying MLS#4132970 today means you lock in a lowcost foothold before the market explodes. Whether youre looking for a forever home, a steady rental, or a highreturn flip, this parcel offers the perfect blend of location, price, and upside. Dont let the next wave pass you by. Contact our agent now, schedule a walkthrough, and get the keys in your hand this week. The future of Warren County is arrivingmake sure you own a piece of it. CALL NOW MAKE A OFFER OWN IT IN LESS THEN 7 DAYS

10. 2025-12-24
    price $33,000 3574-char remark

    Show marketing remark (3574 chars)

    https://photos. app. goo.gl/RcLzSfAkuBraBeeSA call [phone] to buy it now Why This $20,000 OR OBO FixerUpper Could Be Your Best Move in Warren County Trump Approved FEMA and United Way grant pipelines! are in place for stormdamage recovery and homerehab projectsgrantapplication assistance is available. Because the property sits on a clear lot, you control the vision: a singlefamily home, a duplex, or a small rental complex. The land still needs tree clearinga quick job for any local handyman, contractor, or landscaping crew. Secure financing A conventional mortgage, a hardmoney loan, or a USDA ruraldevelopment loan can cover the purchase price. Tap grant resources United Ways grantapplication service will handle the paperwork; the $16,000 fee is a onetime cost that unlocks up to $150,000 in renovation funds! Imagine owning a piece of land that sits at the crossroads of a booming economy, a brandnew Amazon fulfillment hub, and a $4billion Energy Power Plantboth already greenlit by the mayor and the governor. By 2029, those projects will be humming, thousands of highpaying jobs will be pouring into Vicksburg, and every address in the area will be under a pricepressure surge that investors and families alike will scramble to beat. That future is already taking shape, and the opportunity to get in now is embodied in MLS#4132970a 590squarefoot parcel listed at $20,000 OBO (just $34 persqft). Its a fixasyougo property, sold asis, with the title already cleared, keys in hand, and a SouthernCounty attorney ready to close in seven days. The Neighborhood Advantage Four bustling casinos and a regional mall already draw shoppers and tourists from across Mississippi. New infrastructure (the Amazon base and the Energy plant) guarantees a steady inflow of workers seeking housing, dining, and entertainment. Why Its a Smart Investment Immediate Equity Purchase for $20,000 OR OBO, invest a few thousand dollars in basic renovations (or tap the United Way volunteer program), and youll already own a home that would cost $400,000+ in todays market. Rental Income With wages rising as Amazon and Energy staff move in, a modest twobedroom can command $1,200$1,500 per monthcovering mortgage, utilities, and leaving cash flow. Appreciation Forecast Historical data shows property values in growth corridors jump 3050% within five years of a major employers arrival. By 2029, this lot could be worth $75,000$100,000, even before any upgrades. Fast Closing The sellers lawyer, the buyers attorney, and the local title company have preapproved all paperwork. A signed contract and a $2,000 earnest deposit seal the deal in a week. How to Make It Happen Leverage community help Invite family, church groups, or local volunteers to assist . The more sweat equity you contribute, the higher your net profit. Partner with a local agent Our ontheground representative can walk you through the lot, show you comparable sales, and coordinate the closing timeline. The Bottom Line Vicksburg is on the brink of a transformation that will rewrite its realestate landscape. Buying MLS#4132970 today means you lock in a lowcost foothold before the market explodes. Whether youre looking for a forever home, a steady rental, or a highreturn flip, this parcel offers the perfect blend of location, price, and upside. Dont let the next wave pass you by. Contact our agent now, schedule a walkthrough, and get the keys in your hand this week. The future of Warren County is arrivingmake sure you own a piece of it. CALL NOW MAKE A OFFER OWN IT IN LESS THEN 7 DAYS

11. 2025-12-12
    price $33,000
12. 2025-12-09
    historical Under Contract 3574-char remark

    Show marketing remark (3574 chars)

    https://photos. app. goo.gl/RcLzSfAkuBraBeeSA call [phone] to buy it now Why This $20,000 OR OBO FixerUpper Could Be Your Best Move in Warren County Trump Approved FEMA and United Way grant pipelines! are in place for stormdamage recovery and homerehab projectsgrantapplication assistance is available. Because the property sits on a clear lot, you control the vision: a singlefamily home, a duplex, or a small rental complex. The land still needs tree clearinga quick job for any local handyman, contractor, or landscaping crew. Secure financing A conventional mortgage, a hardmoney loan, or a USDA ruraldevelopment loan can cover the purchase price. Tap grant resources United Ways grantapplication service will handle the paperwork; the $16,000 fee is a onetime cost that unlocks up to $150,000 in renovation funds! Imagine owning a piece of land that sits at the crossroads of a booming economy, a brandnew Amazon fulfillment hub, and a $4billion Energy Power Plantboth already greenlit by the mayor and the governor. By 2029, those projects will be humming, thousands of highpaying jobs will be pouring into Vicksburg, and every address in the area will be under a pricepressure surge that investors and families alike will scramble to beat. That future is already taking shape, and the opportunity to get in now is embodied in MLS#4132970a 590squarefoot parcel listed at $20,000 OBO (just $34 persqft). Its a fixasyougo property, sold asis, with the title already cleared, keys in hand, and a SouthernCounty attorney ready to close in seven days. The Neighborhood Advantage Four bustling casinos and a regional mall already draw shoppers and tourists from across Mississippi. New infrastructure (the Amazon base and the Energy plant) guarantees a steady inflow of workers seeking housing, dining, and entertainment. Why Its a Smart Investment Immediate Equity Purchase for $20,000 OR OBO, invest a few thousand dollars in basic renovations (or tap the United Way volunteer program), and youll already own a home that would cost $400,000+ in todays market. Rental Income With wages rising as Amazon and Energy staff move in, a modest twobedroom can command $1,200$1,500 per monthcovering mortgage, utilities, and leaving cash flow. Appreciation Forecast Historical data shows property values in growth corridors jump 3050% within five years of a major employers arrival. By 2029, this lot could be worth $75,000$100,000, even before any upgrades. Fast Closing The sellers lawyer, the buyers attorney, and the local title company have preapproved all paperwork. A signed contract and a $2,000 earnest deposit seal the deal in a week. How to Make It Happen Leverage community help Invite family, church groups, or local volunteers to assist . The more sweat equity you contribute, the higher your net profit. Partner with a local agent Our ontheground representative can walk you through the lot, show you comparable sales, and coordinate the closing timeline. The Bottom Line Vicksburg is on the brink of a transformation that will rewrite its realestate landscape. Buying MLS#4132970 today means you lock in a lowcost foothold before the market explodes. Whether youre looking for a forever home, a steady rental, or a highreturn flip, this parcel offers the perfect blend of location, price, and upside. Dont let the next wave pass you by. Contact our agent now, schedule a walkthrough, and get the keys in your hand this week. The future of Warren County is arrivingmake sure you own a piece of it. CALL NOW MAKE A OFFER OWN IT IN LESS THEN 7 DAYS

13. 2025-12-09
    price $40,000 3574-char remark

    Show marketing remark (3574 chars)

    https://photos. app. goo.gl/RcLzSfAkuBraBeeSA call [phone] to buy it now Why This $20,000 OR OBO FixerUpper Could Be Your Best Move in Warren County Trump Approved FEMA and United Way grant pipelines! are in place for stormdamage recovery and homerehab projectsgrantapplication assistance is available. Because the property sits on a clear lot, you control the vision: a singlefamily home, a duplex, or a small rental complex. The land still needs tree clearinga quick job for any local handyman, contractor, or landscaping crew. Secure financing A conventional mortgage, a hardmoney loan, or a USDA ruraldevelopment loan can cover the purchase price. Tap grant resources United Ways grantapplication service will handle the paperwork; the $16,000 fee is a onetime cost that unlocks up to $150,000 in renovation funds! Imagine owning a piece of land that sits at the crossroads of a booming economy, a brandnew Amazon fulfillment hub, and a $4billion Energy Power Plantboth already greenlit by the mayor and the governor. By 2029, those projects will be humming, thousands of highpaying jobs will be pouring into Vicksburg, and every address in the area will be under a pricepressure surge that investors and families alike will scramble to beat. That future is already taking shape, and the opportunity to get in now is embodied in MLS#4132970a 590squarefoot parcel listed at $20,000 OBO (just $34 persqft). Its a fixasyougo property, sold asis, with the title already cleared, keys in hand, and a SouthernCounty attorney ready to close in seven days. The Neighborhood Advantage Four bustling casinos and a regional mall already draw shoppers and tourists from across Mississippi. New infrastructure (the Amazon base and the Energy plant) guarantees a steady inflow of workers seeking housing, dining, and entertainment. Why Its a Smart Investment Immediate Equity Purchase for $20,000 OR OBO, invest a few thousand dollars in basic renovations (or tap the United Way volunteer program), and youll already own a home that would cost $400,000+ in todays market. Rental Income With wages rising as Amazon and Energy staff move in, a modest twobedroom can command $1,200$1,500 per monthcovering mortgage, utilities, and leaving cash flow. Appreciation Forecast Historical data shows property values in growth corridors jump 3050% within five years of a major employers arrival. By 2029, this lot could be worth $75,000$100,000, even before any upgrades. Fast Closing The sellers lawyer, the buyers attorney, and the local title company have preapproved all paperwork. A signed contract and a $2,000 earnest deposit seal the deal in a week. How to Make It Happen Leverage community help Invite family, church groups, or local volunteers to assist . The more sweat equity you contribute, the higher your net profit. Partner with a local agent Our ontheground representative can walk you through the lot, show you comparable sales, and coordinate the closing timeline. The Bottom Line Vicksburg is on the brink of a transformation that will rewrite its realestate landscape. Buying MLS#4132970 today means you lock in a lowcost foothold before the market explodes. Whether youre looking for a forever home, a steady rental, or a highreturn flip, this parcel offers the perfect blend of location, price, and upside. Dont let the next wave pass you by. Contact our agent now, schedule a walkthrough, and get the keys in your hand this week. The future of Warren County is arrivingmake sure you own a piece of it. CALL NOW MAKE A OFFER OWN IT IN LESS THEN 7 DAYS

14. 2025-12-02
    listed $40,000 Active
15. 2025-09-23
    price $20,000 3574-char remark

    Show marketing remark (3574 chars)

    https://photos. app. goo.gl/RcLzSfAkuBraBeeSA call [phone] to buy it now Why This $20,000 OR OBO FixerUpper Could Be Your Best Move in Warren County Trump Approved FEMA and United Way grant pipelines! are in place for stormdamage recovery and homerehab projectsgrantapplication assistance is available. Because the property sits on a clear lot, you control the vision: a singlefamily home, a duplex, or a small rental complex. The land still needs tree clearinga quick job for any local handyman, contractor, or landscaping crew. Secure financing A conventional mortgage, a hardmoney loan, or a USDA ruraldevelopment loan can cover the purchase price. Tap grant resources United Ways grantapplication service will handle the paperwork; the $16,000 fee is a onetime cost that unlocks up to $150,000 in renovation funds! Imagine owning a piece of land that sits at the crossroads of a booming economy, a brandnew Amazon fulfillment hub, and a $4billion Energy Power Plantboth already greenlit by the mayor and the governor. By 2029, those projects will be humming, thousands of highpaying jobs will be pouring into Vicksburg, and every address in the area will be under a pricepressure surge that investors and families alike will scramble to beat. That future is already taking shape, and the opportunity to get in now is embodied in MLS#4132970a 590squarefoot parcel listed at $20,000 OBO (just $34 persqft). Its a fixasyougo property, sold asis, with the title already cleared, keys in hand, and a SouthernCounty attorney ready to close in seven days. The Neighborhood Advantage Four bustling casinos and a regional mall already draw shoppers and tourists from across Mississippi. New infrastructure (the Amazon base and the Energy plant) guarantees a steady inflow of workers seeking housing, dining, and entertainment. Why Its a Smart Investment Immediate Equity Purchase for $20,000 OR OBO, invest a few thousand dollars in basic renovations (or tap the United Way volunteer program), and youll already own a home that would cost $400,000+ in todays market. Rental Income With wages rising as Amazon and Energy staff move in, a modest twobedroom can command $1,200$1,500 per monthcovering mortgage, utilities, and leaving cash flow. Appreciation Forecast Historical data shows property values in growth corridors jump 3050% within five years of a major employers arrival. By 2029, this lot could be worth $75,000$100,000, even before any upgrades. Fast Closing The sellers lawyer, the buyers attorney, and the local title company have preapproved all paperwork. A signed contract and a $2,000 earnest deposit seal the deal in a week. How to Make It Happen Leverage community help Invite family, church groups, or local volunteers to assist . The more sweat equity you contribute, the higher your net profit. Partner with a local agent Our ontheground representative can walk you through the lot, show you comparable sales, and coordinate the closing timeline. The Bottom Line Vicksburg is on the brink of a transformation that will rewrite its realestate landscape. Buying MLS#4132970 today means you lock in a lowcost foothold before the market explodes. Whether youre looking for a forever home, a steady rental, or a highreturn flip, this parcel offers the perfect blend of location, price, and upside. Dont let the next wave pass you by. Contact our agent now, schedule a walkthrough, and get the keys in your hand this week. The future of Warren County is arrivingmake sure you own a piece of it. CALL NOW MAKE A OFFER OWN IT IN LESS THEN 7 DAYS

16. 2025-09-22
    listed $35,000 Active 3574-char remark

    Show marketing remark (3574 chars)

    https://photos. app. goo.gl/RcLzSfAkuBraBeeSA call [phone] to buy it now Why This $20,000 OR OBO FixerUpper Could Be Your Best Move in Warren County Trump Approved FEMA and United Way grant pipelines! are in place for stormdamage recovery and homerehab projectsgrantapplication assistance is available. Because the property sits on a clear lot, you control the vision: a singlefamily home, a duplex, or a small rental complex. The land still needs tree clearinga quick job for any local handyman, contractor, or landscaping crew. Secure financing A conventional mortgage, a hardmoney loan, or a USDA ruraldevelopment loan can cover the purchase price. Tap grant resources United Ways grantapplication service will handle the paperwork; the $16,000 fee is a onetime cost that unlocks up to $150,000 in renovation funds! Imagine owning a piece of land that sits at the crossroads of a booming economy, a brandnew Amazon fulfillment hub, and a $4billion Energy Power Plantboth already greenlit by the mayor and the governor. By 2029, those projects will be humming, thousands of highpaying jobs will be pouring into Vicksburg, and every address in the area will be under a pricepressure surge that investors and families alike will scramble to beat. That future is already taking shape, and the opportunity to get in now is embodied in MLS#4132970a 590squarefoot parcel listed at $20,000 OBO (just $34 persqft). Its a fixasyougo property, sold asis, with the title already cleared, keys in hand, and a SouthernCounty attorney ready to close in seven days. The Neighborhood Advantage Four bustling casinos and a regional mall already draw shoppers and tourists from across Mississippi. New infrastructure (the Amazon base and the Energy plant) guarantees a steady inflow of workers seeking housing, dining, and entertainment. Why Its a Smart Investment Immediate Equity Purchase for $20,000 OR OBO, invest a few thousand dollars in basic renovations (or tap the United Way volunteer program), and youll already own a home that would cost $400,000+ in todays market. Rental Income With wages rising as Amazon and Energy staff move in, a modest twobedroom can command $1,200$1,500 per monthcovering mortgage, utilities, and leaving cash flow. Appreciation Forecast Historical data shows property values in growth corridors jump 3050% within five years of a major employers arrival. By 2029, this lot could be worth $75,000$100,000, even before any upgrades. Fast Closing The sellers lawyer, the buyers attorney, and the local title company have preapproved all paperwork. A signed contract and a $2,000 earnest deposit seal the deal in a week. How to Make It Happen Leverage community help Invite family, church groups, or local volunteers to assist . The more sweat equity you contribute, the higher your net profit. Partner with a local agent Our ontheground representative can walk you through the lot, show you comparable sales, and coordinate the closing timeline. The Bottom Line Vicksburg is on the brink of a transformation that will rewrite its realestate landscape. Buying MLS#4132970 today means you lock in a lowcost foothold before the market explodes. Whether youre looking for a forever home, a steady rental, or a highreturn flip, this parcel offers the perfect blend of location, price, and upside. Dont let the next wave pass you by. Contact our agent now, schedule a walkthrough, and get the keys in your hand this week. The future of Warren County is arrivingmake sure you own a piece of it. CALL NOW MAKE A OFFER OWN IT IN LESS THEN 7 DAYS

17. 2017-02-22
    soldstatus
18. 2016-08-31
    listed $4,500

ⓘ 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: $58 · $5/mo
• Projected year-2 tax: $158 · $13/mo
• Expected delta: +$100/yr (+$8/mo · 170.9%)

ⓘ 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 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: $15,413
• − Mortgage interest: −$1,120
• − Property taxes: −$58
• − Insurance: −$100
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$582
• Taxable income: $11,087
• Est. tax owed @ 24.0%: −$2,661
• After-tax cash flow: $8,099/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

+288.9% since first listed

14 events — show timeline

• 2026-05-01 Listing Removed — MLSU
• 2026-04-16 Price Changed $17,500 MLSU
• 2026-01-17 Price Changed $20,000 ForSaleByOwner.com
• 2026-01-09 Price Changed $20,000 MLSU
• 2025-12-24 Relisted — ForSaleByOwner.com
• 2025-12-24 Price Changed $33,000 ForSaleByOwner.com
• 2025-12-12 Price Changed $33,000 MLSU
• 2025-12-09 Price Changed $40,000 ForSaleByOwner.com
• 2025-12-09 Contingent — ForSaleByOwner.com
• 2025-12-02 Listed $40,000 MLSU
• 2025-09-23 Price Changed $20,000 ForSaleByOwner.com
• 2025-09-22 Listed $35,000 ForSaleByOwner.com
• 2017-02-22 Sold (MLS) — VWCBR
• 2016-08-31 Listed $4,500 VWCBR

Property tax history

-14.7%/yr

Latest (2025): $58 · +1.4% YoY. Source: county tax records.