1222 Grove St St · Vicksburg, MS 39183

$175,000

3 bd · 0.5 ba · 2,132 sqft · SingleFamily public records · 350 Days on market

Built 1920 0.25 ac lot $82/sqft · 14% below area Est $205k · 14% under

---

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 +21.5/30.0
• ARV discount +14.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• 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

This unique opportunity includes two parcels—the main property plus the adjacent lot at 12218—offering even more space and flexibility for your vision. Zoned CBR-4, this property supports a wide range of residential and commercial uses. Ideal for investors, developers, or owner-occupants seeking a multi-use setup, allowable uses include: multifamily dwellings, medical or professional offices, educational or philanthropic institutions, personal service shops (such as salons or fitness studios), artist or photography studios, boarding houses, and more. Whether you're planning to expand, build, or reimagine, this dual-lot property offers the perfect canvas. Let your creativity take the lead—CBR-4 zoning and two lots make the possibilities nearly endless!

Key facts

• Two parcels
• Adjacent lot
• Zoned cbr-4

Tags

• TWO PARCELS
• ADJACENT LOT
• ZONED CBR-4
• MULTIFAMILY DWELLINGS
• MEDICAL OFFICES
• PROFESSIONAL OFFICES

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 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 $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 350 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 350 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. 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. 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: 1.03% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (median comp): $204,628
• List price: $175,000
• Delta: -14.48%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Adams St	0.37mi	3/2.0	1,990 (-7%)	13mo	$19,900	$10	55
1127 Harrison St	0.32mi	3/2.0	1,874 (-12%)	9mo	$20,750	$11	51
1310 Main St	0.14mi	4/2.0 (+1)	2,426 (+14%)	22mo	$15,000	$6	41

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-11,682
• Equity at exit: $26,093

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $11,292
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$169 /mo · $2,034/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $262

Break-even live

Break-even rent $1,469

Max offer price $175,000

Occupancy floor 80%

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: $43,750
• Closing costs: $5,250
• 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	23d	1	0.45mi

Listing history 3 events

1. 2025-06-30
   status Active 780-char remark

   Show marketing remark (780 chars)

   This unique opportunity includes two parcels—the main property plus the adjacent lot at 12218—offering even more space and flexibility for your vision. Zoned CBR-4, this property supports a wide range of residential and commercial uses. Ideal for investors, developers, or owner-occupants seeking a multi-use setup, allowable uses include: multifamily dwellings, medical or professional offices, educational or philanthropic institutions, personal service shops (such as salons or fitness studios), artist or photography studios, boarding houses, and more. Whether you're planning to expand, build, or reimagine, this dual-lot property offers the perfect canvas. Let your creativity take the lead—CBR-4 zoning and two lots make the possibilities nearly endless!

2. 2025-06-25
   status Pending 780-char remark

   Show marketing remark (780 chars)

   This unique opportunity includes two parcels—the main property plus the adjacent lot at 12218—offering even more space and flexibility for your vision. Zoned CBR-4, this property supports a wide range of residential and commercial uses. Ideal for investors, developers, or owner-occupants seeking a multi-use setup, allowable uses include: multifamily dwellings, medical or professional offices, educational or philanthropic institutions, personal service shops (such as salons or fitness studios), artist or photography studios, boarding houses, and more. Whether you're planning to expand, build, or reimagine, this dual-lot property offers the perfect canvas. Let your creativity take the lead—CBR-4 zoning and two lots make the possibilities nearly endless!

3. 2025-06-07
   listed $175,000 Active 780-char remark

   Show marketing remark (780 chars)

   This unique opportunity includes two parcels—the main property plus the adjacent lot at 12218—offering even more space and flexibility for your vision. Zoned CBR-4, this property supports a wide range of residential and commercial uses. Ideal for investors, developers, or owner-occupants seeking a multi-use setup, allowable uses include: multifamily dwellings, medical or professional offices, educational or philanthropic institutions, personal service shops (such as salons or fitness studios), artist or photography studios, boarding houses, and more. Whether you're planning to expand, build, or reimagine, this dual-lot property offers the perfect canvas. Let your creativity take the lead—CBR-4 zoning and two lots make the possibilities nearly endless!

ⓘ 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: $2,034 · $169/mo
• Projected year-2 tax: $2,034 · $169/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

• 🌡 Heat 8/10 Severe
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$9,803
• − Property taxes: −$2,034
• − Insurance: −$875
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,091
• Taxable income: $342
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $3,061/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

3 events — show timeline

• 2025-06-30 Relisted — MLSU
• 2025-06-25 Pending — MLSU
• 2025-06-07 Listed $175,000 MLSU

Property tax history

+3.7%/yr

Latest (2025): $2,034 · +1.4% YoY. Source: county tax records.