401 Wilson St · Vaiden, MS 39176

$114,900

3 bd · 2.0 ba · 1,613 sqft · SingleFamily · 50 Days on market

Built 1963 Average condition 0.36 ac lot ↓ 3% since listing

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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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Appreciation +5.2/10.0
• 1% rule +4.9/10.0
• Livability +2.8/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Corner Lot Charm in the Heart of Vaiden! This solid brick ranch-style home offers 3 bedrooms, 2 baths, and more space than you'd expect. Step inside to a large, open living area featuring new luxury vinyl plank flooring, painted board-and-batten paneling, a classic brick fireplace surround, and a ceiling fan — perfect for relaxing evenings at home. The kitchen offers ample cabinet space, tile backsplash, crown molding, and all appliances included. Generously sized bedrooms with crown molding and great natural light give every room a bright, airy feel. Both bathrooms have been updated with new fixtures. The oversized corner lot provides plenty of yard space, complemented by a carport a

Key facts

• Brick ranch style
• Open living area
• Ample cabinet space

Tags

• CORNER LOT
• BRICK RANCH STYLE
• OPEN LIVING AREA
• LUXURY VINYL PLANK FLOORING
• BRICK FIREPLACE SURROUND
• AMPLE CABINET SPACE

Property features AI

Exterior

• Parking: Attached carport for 2 vehicles; Concrete parking surface
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available/connected; Phone available
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Conventional foundation; Built according to public records
• Exterior features: Chain link fencing; Corner city lot (approximately 0.36 acres; 141 x 112)

Interior

• Kitchen: Refrigerator included
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Space heater; Wall/window air conditioning units
• Interior features: Open floorplan; Fireplace in den; Aluminum-framed windows; Deadbolt locks
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $114k (0.9% below list).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#308 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D+, amenities F.
• Carroll County School District (rural): math 13% / reading 21% proficiency, ranked #97 of 130 in MS (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: J Z George High School (math 12% / reading 18%, grade F, #148 of 197 statewide, top 76%, 441 students, 100% FRL) — zoned schools average 100% FRL vs 84% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($794 loan paydown + $521 appreciation (0.5% local appreciation)).
• Carroll County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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

• Climate carrying-cost: major wind risk, 49% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1963 — 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 F-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. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.18×
• Total profit: $5,820
• Equity at exit: $35,991

10-year hold

• IRR: 8.6%
• Equity multiple: 1.98×
• Total profit: $31,677
• Equity at exit: $45,420

Cash invested: $32,172 (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 39176

• Home prices YoY: 0.5%
• Active inventory: 19
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $105

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 86%

Sensitivity live

Price	-10% $185	-5% $145	+0% $105	+5% $65	+10% $26
Rent	-10% $15	-5% $60	+0% $105	+5% $150	+10% $195
Rate	-1.0pp $163	-0.5pp $134	base $105	+0.5pp $75	+1.0pp $45

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $114,900 Active 50 DOM
2. 2026-06-18
   days on market $114,900 Active 48 DOM
3. 2026-06-17
   days on market $114,900 Active 47 DOM
4. 2026-06-16
   days on market $114,900 Active 46 DOM
5. 2026-06-15
   days on market $114,900 Active 45 DOM
6. 2026-06-13
   days on market $114,900 Active 43 DOM
7. 2026-06-12
   days on market $114,900 Active 42 DOM
8. 2026-06-09
   days on market $114,900 Active 39 DOM
9. 2026-06-08
   days on market $114,900 Active 38 DOM
10. 2026-06-07
    days on market $114,900 Active 37 DOM
11. 2026-06-07
    days on market $114,900 Active 36 DOM
12. 2026-06-04
    days on market $114,900 Active 33 DOM
13. 2026-06-02
    days on market $114,900 Active 32 DOM
14. 2026-06-01
    days on market $114,900 Active 31 DOM
15. 2026-05-31
    days on market $114,900 Active 30 DOM
16. 2026-04-30
    listed $114,900 Active 1090-char remark
17. 2022-02-01
    listed $119,000

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 49% 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: $13,658
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$3,343
• Taxable loss: −$604
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $1,406/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 · 12 photos

Average 55/100 Moderate rehab

This moderate-rehab property offers a solid foundation with average condition, but requires updates to kitchen, bathrooms, and exterior paint to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen countertops — Worn appearance
• Minor Bathroom fixtures — Worn appearance
• Moderate Exterior paint — Signs of wear

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace countertops — New countertops improve functionality and aesthetics
• Both Replace bathroom fixtures — New fixtures improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Worn appearance	Minor	$500–3,000
Exterior paint · Signs of wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace countertops — New countertops improve functionality and aesthetics ↑
• Both Replace bathroom fixtures — New fixtures improve functionality and aesthetics ↑

ⓘ 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: Carroll County School District
• NCES district ID: 2800930
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 21% ▼ -3.00%
• Median HH income: $34,947
• Composite: 13.96/100
• National rank: #9477
• State rank: #97 of 130 in MS

Livability — Vaiden

• Score: 56/100
• State rank: #308
• US rank: #22898

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety D+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vaiden, MS
• Population (ZIP): 2,638

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 9,591 people
• By 2030: 9,104 · -5.1%
• By 2040: 7,986 · -16.7%
• By 2050: 6,981 · -27.2%
• By 2075: 5,244 · -45.3%
• By 2100: 3,826 · -60.1%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 50% White 48% Two or more races 1%
• Common ancestry: Slovak 1% Italian 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+44.3) · D 27.6% · R 71.8%
• 2008→2024 swing: -13.0pp toward R · 2008: -31.3pp · 2024: -44.3pp
• All cycles: 2024: R+44.3 2020: R+38.5 2016: R+38.9 2012: R+32.9 2008: R+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.45%
• Current HPI: 98.4441
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.4% since first listed

2 events — show timeline

• 2026-04-30 Listed $114,900 MLSU
• 2022-02-01 Listed $119,000 GBOR