340 Buford Dr · Vicksburg, MS 39180

$140,000

3 bd · 0.5 ba · 1,488 sqft · SingleFamily public records · 35 Days on market

Built 1996 4.50 ac lot

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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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.3/10.0
• 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

This cute 3 bedroom 2 bathroom brick home in the county sits on 4.5 acres and has everything you need and have been looking for! Featuring high ceilings, a spacious layout, laundry room, and master bedroom with walk in closet. Step outside to enjoy the covered patio and partially fenced back yard which is perfect for pets, kids, or entertaining guests. Rye Grass is planted in the back and perfect for watching wild life . Home has a non-wired workshop and wired work shop. Close to Grand Gulf and not far from town. Comfort, charm, and curb appeal all in one beautiful package. Does need TLC. Sold as is.

Key facts

• Wired work shop
• Covered patio
• Non-wired workshop

Tags

• COVERED PATIO
• PARTIALLY FENCED BACK YARD
• NON-WIRED WORKSHOP
• WIRED WORK SHOP

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Septic tank sewer; Propane service
• Home design: Single-story residential home; One level
• Construction: Brick construction; Asbestos shingle roof; Slab foundation; Built with residential construction materials
• Exterior features: Covered patio; Patio; Partial wood fencing

Interior

• Kitchen: Cooktop; Range hood
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Propane heating; Central air conditioning; Ceiling fans
• Interior features: High ceilings; Fireplace (1)
• Laundry & utility: Laundry room inside; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $63 ($753/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (17.1% below list).
• Recommended offer: $116k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: crime F, amenities F, commute 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.
• Zoned schools: Warrenton Elementary School (math 32% / reading 32%, grade F, #172 of 375 statewide, top 48%, 278 students, 100% FRL); Vicksburg Junior High School (math 14% / reading 19%, grade F, #126 of 179 statewide, top 71%, 405 students, 100% FRL); Vicksburg High School (math 8% / reading 17%, grade F, #160 of 197 statewide, top 83%, 871 students, 100% FRL) — zoned schools average 100% FRL vs 73% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 133 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 $968 of loan paydown is wiped out by about $4k 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 35 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,125 (17.1% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-18,742
• Equity at exit: $20,874

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-11,386
• Equity at exit: $12,105

Cash invested: $39,200 (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: 133
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $63

Break-even live

Break-even rent $1,082

Max offer price $140,000

Occupancy floor 90%

Sensitivity live

Price	-10% $142	-5% $102	+0% $63	+5% $23	+10% $-17
Rent	-10% $-29	-5% $17	+0% $63	+5% $109	+10% $154
Rate	-1.0pp $133	-0.5pp $98	base $63	+0.5pp $26	+1.0pp $-10

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $140,000 Active 35 DOM
2. 2026-06-21
   days on market $140,000 Active 34 DOM
3. 2026-06-19
   days on market $140,000 Active 32 DOM
4. 2026-06-18
   days on market $140,000 Active 31 DOM
5. 2026-06-17
   days on market $140,000 Active 30 DOM
6. 2026-06-16
   days on market $140,000 Active 29 DOM
7. 2026-06-15
   days on market $140,000 Active 28 DOM
8. 2026-06-14
   days on market $140,000 Active 26 DOM
9. 2026-06-12
   pricedays on market $140,000 Active 25 DOM
10. 2026-06-09
    days on market $149,900 Active 22 DOM
11. 2026-06-08
    days on market $149,900 Active 21 DOM
12. 2026-06-07
    days on market $149,900 Active 20 DOM
13. 2026-06-05
    days on market $149,900 Active 17 DOM
14. 2026-06-02
    days on market $149,900 Active 15 DOM
15. 2026-06-01
    days on market $149,900 Active 14 DOM
16. 2026-05-31
    days on market $149,900 Active 13 DOM
17. 2026-05-30
    days on market $149,900 Active 12 DOM
18. 2026-05-18
    listed $149,900 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: $746 · $62/mo
• Projected year-2 tax: $1,106 · $92/mo
• Expected delta: +$360/yr (+$30/mo · 48.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 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: $13,935
• − Mortgage interest: −$7,842
• − Property taxes: −$746
• − Insurance: −$700
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$4,073
• Taxable loss: −$1,655
• Est. tax savings @ 24.0%: +$397
• After-tax cash flow: $1,150/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

• 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

• 2026-05-18 Listed $149,900 VWCBR

Property tax history

+5.4%/yr

Latest (2025): $746 · +2.6% YoY. Source: county tax records.