135 Autumn Dr · Vicksburg, MS 39180

$50,000

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 164 Days on market

Built 1950 10,018 sqft lot $37/sqft · 58% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Hidden potential awaits in Vicksburg! Tucked away on a quiet cul-de-sac, this 3-bedroom, 1-bath single-family home offers approximately 1,365 square feet of living space and an excellent opportunity for investors or buyers seeking a renovation project. The home features a functional kitchen layout, generously sized living areas, and sits on a large lot that provides privacy and flexibility for outdoor enhancements, additional parking, or creative use of space. Whether you're searching for your next investment or a property to reimagine and customize, this home offers a solid footprint and setting to bring your vision to life. Contact your Realtor today! Don't miss this opportunity—schedule your showing quickly and explore the possibilities this property has to offer.

Key facts

• Quiet cul-de-sac
• Large lot
• 0.23 acre lot

Tags

• QUIET CUL-DE-SAC
• FUNCTIONAL KITCHEN LAYOUT
• GENEROUSLY SIZED LIVING AREAS
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $40k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1950 — 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: 2.42% ✓
• Cap rate: 20.29%
• Cash-on-cash: 49.98%
• DSCR: 3.22
• GRM: 3.4

CMA / ARV

• ARV (median comp): $120,894
• List price: $50,000
• Delta: -58.64%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Autumn Dr	0.14mi	3/2.0	1,388 (+3%)	7mo	$129,900	$94	79
1603 Marcus St	0.59mi	2/1.0 (-1)	1,359 (+0%)	15mo	$19,950	$15	54

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: 47.7%
• Equity multiple: 3.08×
• Total profit: $29,071
• Equity at exit: $7,455

10-year hold

• IRR: 53.4%
• Equity multiple: 6.23×
• Total profit: $73,282
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$92 /mo · $1,100/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $583

Break-even live

Break-even rent $474

Max offer price $50,000

Occupancy floor 47%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1711 Cherry St Vicksburg, MS	2.0	1.0	1481	$1,800	$1.22	23d	1	1.42mi
150 Eastover Dr Unit 140 Eastover Drive-2102 Vicksburg, MS	3.0	1.0	899	$800	$0.89	43d	1	1.47mi
420 Lake Hill Dr Vicksburg, MS	1.0–2.0	1.0	746	$800	$1.07	23d	5	1.48mi

Listing history 22 events

1. 2026-06-19
   days on market $50,000 Active 164 DOM
2. 2026-06-18
   days on market $50,000 Active 163 DOM
3. 2026-06-17
   days on market $50,000 Active 162 DOM
4. 2026-06-16
   days on market $50,000 Active 161 DOM
5. 2026-06-15
   days on market $50,000 Active 160 DOM
6. 2026-06-14
   days on market $50,000 Active 158 DOM
7. 2026-06-12
   days on market $50,000 Active 157 DOM
8. 2026-06-09
   days on market $50,000 Active 154 DOM
9. 2026-06-08
   days on market $50,000 Active 153 DOM
10. 2026-06-07
    days on market $50,000 Active 152 DOM
11. 2026-06-05
    days on market $50,000 Active 149 DOM
12. 2026-06-02
    days on market $50,000 Active 147 DOM
13. 2026-06-01
    days on market $50,000 Active 146 DOM
14. 2026-05-31
    days on market $50,000 Active 145 DOM
15. 2026-05-30
    days on market $50,000 Active 144 DOM
16. 2026-05-06
    price $50,000 787-char remark

    Show marketing remark (787 chars)

    Hidden potential awaits in Vicksburg! Tucked away on a quiet cul-de-sac, this 3-bedroom, 1-bath single-family home offers approximately 1,365 square feet of living space and an excellent opportunity for investors or buyers seeking a renovation project. The home features a functional kitchen layout, generously sized living areas, and sits on a large lot that provides privacy and flexibility for outdoor enhancements, additional parking, or creative use of space. Whether you're searching for your next investment or a property to reimagine and customize, this home offers a solid footprint and setting to bring your vision to life. Contact your Realtor today! Don't miss this opportunity—schedule your showing quickly and explore the possibilities this property has to offer.

17. 2026-04-10
    price $60,000 787-char remark

    Show marketing remark (787 chars)

    Hidden potential awaits in Vicksburg! Tucked away on a quiet cul-de-sac, this 3-bedroom, 1-bath single-family home offers approximately 1,365 square feet of living space and an excellent opportunity for investors or buyers seeking a renovation project. The home features a functional kitchen layout, generously sized living areas, and sits on a large lot that provides privacy and flexibility for outdoor enhancements, additional parking, or creative use of space. Whether you're searching for your next investment or a property to reimagine and customize, this home offers a solid footprint and setting to bring your vision to life. Contact your Realtor today! Don't miss this opportunity—schedule your showing quickly and explore the possibilities this property has to offer.

18. 2026-01-06
    listed $90,000 Active 787-char remark

    Show marketing remark (787 chars)

    Hidden potential awaits in Vicksburg! Tucked away on a quiet cul-de-sac, this 3-bedroom, 1-bath single-family home offers approximately 1,365 square feet of living space and an excellent opportunity for investors or buyers seeking a renovation project. The home features a functional kitchen layout, generously sized living areas, and sits on a large lot that provides privacy and flexibility for outdoor enhancements, additional parking, or creative use of space. Whether you're searching for your next investment or a property to reimagine and customize, this home offers a solid footprint and setting to bring your vision to life. Contact your Realtor today! Don't miss this opportunity—schedule your showing quickly and explore the possibilities this property has to offer.

19. 2016-07-29
    soldstatus 83-char remark

    Show marketing remark (83 chars)

    Newly remodeled 3bedroom 2bath home. This home would make a wonderful starter home.

20. 2015-12-11
    listed $69,000 83-char remark

    Show marketing remark (83 chars)

    Newly remodeled 3bedroom 2bath home. This home would make a wonderful starter home.

21. 2015-08-21
    soldstatus
22. 2015-06-02
    listed $32,400

ⓘ 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: $1,100 · $92/mo
• Projected year-2 tax: $1,100 · $92/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 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: $14,548
• − Mortgage interest: −$2,801
• − Property taxes: −$1,100
• − Insurance: −$250
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$1,455
• Taxable income: $6,616
• Est. tax owed @ 24.0%: −$1,588
• After-tax cash flow: $5,409/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

+54.3% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $50,000 MLSU
• 2026-04-10 Price Changed $60,000 MLSU
• 2026-01-06 Listed $90,000 MLSU
• 2016-07-29 Sold (MLS) — VWCBR
• 2015-12-11 Listed $69,000 VWCBR
• 2015-08-21 Sold (MLS) — VWCBR
• 2015-06-02 Listed $32,400 VWCBR

Property tax history

+0.6%/yr

Latest (2025): $1,100 · +1.4% YoY. Source: county tax records.