1115 Grove St · Vicksburg, MS 39183

$110,000

5 bd · 1.0 ba · 1,918 sqft · SingleFamily public records · 145 Days on market

Built 1860 9,583 sqft lot $57/sqft · 53% below 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 +8.6/10.0
• 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

Walk to downtown restaurants, bars and museums or walk to the court house. This antebellum home built in 1860 has been residential, business and residential. On the National Register of Historic Places the property is an extremely affordable opportunity for historic tax credits. 20% federal credits, 25% state credits or state buys credits for 75%. Consult a professional for details. This rare opportunity could be converted to air b and b suites or small apartments. Tall ceilings, original floors.

Key facts

• Walk to museums
• Historic tax credits
• Walk to bars

Tags

• LONG TERM RENTAL OPPORTUNITIES
• WALK TO DOWNTOWN RESTAURANTS
• WALK TO BARS
• WALK TO MUSEUMS
• WALK TO COURT HOUSE
• HISTORIC TAX CREDITS

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 $761 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($97k) 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 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 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 1860 — 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: 1.36% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.29%
• DSCR: 1.81
• GRM: 6.1

CMA / ARV

• ARV (median comp): $236,125
• List price: $110,000
• Delta: -53.41%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.9%
• Equity multiple: 1.39×
• Total profit: $12,061
• Equity at exit: $16,401

10-year hold

• IRR: 19.0%
• Equity multiple: 2.59×
• Total profit: $48,965
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$89 /mo · $1,069/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $469

Break-even live

Break-even rent $901

Max offer price $110,000

Occupancy floor 64%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $110,000 Active 145 DOM
2. 2026-06-18
   days on market $110,000 Active 144 DOM
3. 2026-06-17
   days on market $110,000 Active 143 DOM
4. 2026-06-16
   days on market $110,000 Active 142 DOM
5. 2026-06-15
   days on market $110,000 Active 141 DOM
6. 2026-06-14
   days on market $110,000 Active 139 DOM
7. 2026-06-12
   days on market $110,000 Active 138 DOM
8. 2026-06-09
   days on market $110,000 Active 135 DOM
9. 2026-06-08
   days on market $110,000 Active 134 DOM
10. 2026-06-07
    days on market $110,000 Active 133 DOM
11. 2026-06-05
    days on market $110,000 Active 130 DOM
12. 2026-06-02
    days on market $110,000 Active 128 DOM
13. 2026-06-01
    days on market $110,000 Active 127 DOM
14. 2026-05-31
    days on market $110,000 Active 126 DOM
15. 2026-05-30
    days on market $110,000 Active 125 DOM
16. 2026-01-25
    listed $110,000 Active 501-char remark

    Show marketing remark (646 chars)

    Vicksburg- a vibrant town of tourism with trmendous short term and long term rental opportunities and this 1860 home is in the middle of t all. Walk to downtown restaurants, bars and museums or walk to the court house. This antebellum home built in 1860 has been residential, business and residential. On the National Register of Historic Places the property is an extremely affordable opportunity for historic tax credits. 20% federal credits, 25% state credits or state buys credits for 75%. Consult a professional for details. This rare opportunity could be converted to air b and b suites or small apartments. Tall ceilings, original floors.

17. 2026-01-25
    listed $110,000 Active 646-char remark

    Show marketing remark (646 chars)

    Vicksburg- a vibrant town of tourism with trmendous short term and long term rental opportunities and this 1860 home is in the middle of t all. Walk to downtown restaurants, bars and museums or walk to the court house. This antebellum home built in 1860 has been residential, business and residential. On the National Register of Historic Places the property is an extremely affordable opportunity for historic tax credits. 20% federal credits, 25% state credits or state buys credits for 75%. Consult a professional for details. This rare opportunity could be converted to air b and b suites or small apartments. Tall ceilings, original floors.

ⓘ 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: $1,069 · $89/mo
• Projected year-2 tax: $1,069 · $89/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 · 21 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $17,941
• − Mortgage interest: −$6,162
• − Property taxes: −$1,069
• − Insurance: −$550
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$3,200
• Taxable income: $4,090
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $4,651/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

+0.0% since first listed

2 events — show timeline

• 2026-01-25 Listed $110,000 VWCBR
• 2026-01-25 Listed $110,000 MLSU

Property tax history

+5.8%/yr

Latest (2025): $1,069 · +1.8% YoY. Source: county tax records.