703 Monroe St · Vicksburg, MS 39183

$99,900

4 bd · 2.0 ba · 1,943 sqft · SingleFamily public records · 491 Days on market

Built 1910 4,356 sqft lot $51/sqft · 340% above area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• 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

Historic Duplex in the heart of Downtown Vicksburg. Call your favorite agent today!

Key facts

• 4,356 sq ft lot
• 4 garage spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 $691 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 491 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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.
• Current owner paid $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 491 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 1910 — 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: 1.49% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.85%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $25,103
• List price: $99,900
• Delta: 297.96%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Adams St	0.15mi	3/2.0 (-1)	1,990 (+2%)	13mo	$19,900	$10	73
1127 Harrison St	0.63mi	3/2.0 (-1)	1,874 (-4%)	9mo	$20,750	$11	52

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: 13.3%
• Equity multiple: 1.53×
• Total profit: $14,785
• Equity at exit: $14,895

10-year hold

• IRR: 22.1%
• Equity multiple: 2.89×
• Total profit: $52,814
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,485 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$122 /mo · $1,462/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $486

Break-even live

Break-even rent $870

Max offer price $99,900

Occupancy floor 62%

Sensitivity live

Price	-10% $543	-5% $514	+0% $486	+5% $458	+10% $429
Rent	-10% $369	-5% $427	+0% $486	+5% $545	+10% $603
Rate	-1.0pp $536	-0.5pp $511	base $486	+0.5pp $460	+1.0pp $434

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $99,900 Active 491 DOM
2. 2026-06-18
   days on market $99,900 Active 490 DOM
3. 2026-06-17
   days on market $99,900 Active 489 DOM
4. 2026-06-16
   days on market $99,900 Active 488 DOM
5. 2026-06-15
   days on market $99,900 Active 487 DOM
6. 2026-06-14
   days on market $99,900 Active 485 DOM
7. 2026-06-12
   days on market $99,900 Active 484 DOM
8. 2026-06-09
   days on market $99,900 Active 481 DOM
9. 2026-06-01
   days on market $99,900 Active 480 DOM
10. 2026-05-31
    days on market $99,900 Active 479 DOM
11. 2026-05-30
    days on market $99,900 Active 478 DOM
12. 2026-05-01
    status Active 83-char remark

    Show marketing remark (83 chars)

    Historic Duplex in the heart of Downtown Vicksburg. Call your favorite agent today!

13. 2026-05-01
    historical 83-char remark

    Show marketing remark (83 chars)

    Historic Duplex in the heart of Downtown Vicksburg. Call your favorite agent today!

14. 2026-03-02
    status Active 83-char remark

    Show marketing remark (83 chars)

    Historic Duplex in the heart of Downtown Vicksburg. Call your favorite agent today!

15. 2026-03-01
    historical 83-char remark

    Show marketing remark (83 chars)

    Historic Duplex in the heart of Downtown Vicksburg. Call your favorite agent today!

16. 2025-03-12
    status Active 83-char remark

    Show marketing remark (83 chars)

    Historic Duplex in the heart of Downtown Vicksburg. Call your favorite agent today!

17. 2025-02-21
    historical Active Under Contract 83-char remark

    Show marketing remark (83 chars)

    Historic Duplex in the heart of Downtown Vicksburg. Call your favorite agent today!

18. 2025-02-08
    status Active 83-char remark

    Show marketing remark (83 chars)

    Historic Duplex in the heart of Downtown Vicksburg. Call your favorite agent today!

19. 2025-01-25
    listed $99,900 Active 83-char remark

    Show marketing remark (83 chars)

    Historic Duplex in the heart of Downtown Vicksburg. Call your favorite agent today!

20. 2021-10-02
    historical
21. 2015-07-24
    soldstatus
22. 2015-07-21
    soldstatus $70,000
23. 2012-11-15
    listed $74,900
24. 2008-10-29
    listed $74,900

ⓘ 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: $1,462 · $122/mo
• Projected year-2 tax: $1,462 · $122/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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 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: $17,823
• − Mortgage interest: −$5,596
• − Property taxes: −$1,462
• − Insurance: −$500
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$2,906
• Taxable income: $4,507
• Est. tax owed @ 24.0%: −$1,082
• After-tax cash flow: $4,750/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

+33.4% since first listed

13 events — show timeline

• 2026-05-01 Relisted — VWCBR
• 2026-05-01 Delisted — VWCBR
• 2026-03-02 Relisted — VWCBR
• 2026-03-01 Delisted — VWCBR
• 2025-03-12 Relisted — VWCBR
• 2025-02-21 Contingent — VWCBR
• 2025-02-08 Relisted — VWCBR
• 2025-01-25 Listed $99,900 VWCBR
• 2021-10-02 Listing Removed — MLSU
• 2015-07-24 Sold (MLS) — VWCBR
• 2015-07-21 Sold (Public Records) $70,000 Public Records
• 2012-11-15 Listed $74,900 MLSU
• 2008-10-29 Listed $74,900 VWCBR

Property tax history

+4.2%/yr

Latest (2025): $1,462 · +1.4% YoY. Source: county tax records.