102 Windham St · Vicksburg, MS 39180

$96,600

3 bd · 1.0 ba · 2,321 sqft · SingleFamily public records · 44 Days on market

Built 1935 0.96 ac lot $42/sqft · 45% below area Est $178k · 46% under

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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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Investor opportunity in a prime location in Vicksburg, MS—just seconds away from ERDC —with tons of potential and just shy of an acre lot! With the right vision it could be a great addition to an investment portfolio, flip project, or renovation opportunity. . Call your favorite REALTOR today before this hidden gem is off the market!

Key facts

• 0.96 acre lot
• 3 garage spots
• Built 1935

Property features AI

Exterior

• Parking: Detached garage (3 spaces); Parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available; Cable available
• Home design: Residential one-story; One level
• Construction: Asbestos and Masonite exterior materials; Composition roof; Partial basement
• Exterior features: Covered porch; Partial fencing; Patio/porch

Interior

• Kitchen: Cooktop; Range hood; Refrigerator
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Space heater; Ceiling fan(s); Wall unit(s)
• Interior features: High ceilings; Wood-burning fireplace
• Laundry & utility: Inside laundry with electric dryer hookup; Electric water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: 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 $668 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $93,702 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $177,999
• List price: $96,600
• Delta: -45.73%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Bazinsky Rd	0.53mi	4/3.0 (+1)	2,344 (+1%)	6mo	$109,980	$47	55
102 Evelyn St	0.55mi	3/2.5	2,128 (-8%)	2mo	$74,000	$35	53
4004 Halls Ferry Rd	0.56mi	4/2.0 (+1)	2,210 (-5%)	11mo	$239,000	$108	48

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $3,911
• Equity at exit: $14,403

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $28,649
• Equity at exit: $8,352

Cash invested: $27,048 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$507
• Tax est. 1.5%: −$121 /mo · $1,449/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $307

Break-even live

Break-even rent $845

Max offer price $96,600

Occupancy floor 70%

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: $24,150
• Closing costs: $2,898
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $96,600 Active 44 DOM
2. 2026-06-18
   days on market $96,600 Active 43 DOM
3. 2026-06-17
   days on market $96,600 Active 42 DOM
4. 2026-06-16
   days on market $96,600 Active 41 DOM
5. 2026-06-15
   days on market $96,600 Active 40 DOM
6. 2026-06-14
   days on market $96,600 Active 38 DOM
7. 2026-06-12
   days on market $96,600 Active 37 DOM
8. 2026-06-09
   days on market $96,600 Active 34 DOM
9. 2026-06-08
   days on market $96,600 Active 33 DOM
10. 2026-06-07
    days on market $96,600 Active 32 DOM
11. 2026-06-05
    days on market $96,600 Active 29 DOM
12. 2026-06-02
    days on market $96,600 Active 27 DOM
13. 2026-06-01
    days on market $96,600 Active 26 DOM
14. 2026-05-31
    days on market $96,600 Active 25 DOM
15. 2026-05-30
    days on market $96,600 Active 24 DOM
16. 2026-05-06
    listed $96,600 Active 347-char remark

ⓘ 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 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 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: $14,802
• − Mortgage interest: −$5,411
• − Property taxes: −$1,449
• − Insurance: −$483
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$2,810
• Taxable income: $2,280
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $3,135/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

1 event — show timeline

• 2026-05-06 Listed $96,600 VWCBR