1022 Markham St · Vicksburg, MS 39180

$92,500

3 bd · 1.0 ba · 2,134 sqft · SingleFamily public records · 11 Days on market

Built 1933 0.42 ac lot $43/sqft · 39% below area Est $150k · 39% under ↓ 7% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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 MLS

TURN OFF DRUMMOND ST. ONTO MARKHAM. HOUSE SITS ON LEFT. HOUSE IS VACANT; SHOW ANYTIME AND BRING ALL OFFERS. SOLD BY JUDY HARRELL BREITHAUPT REAL ESTAT E HOUSE HAS LARGE PORCH WITH SWING IN FRONT. HAS L ARGE COVERED PATIO IN BACK. ALSO HAS WIRED WORKSHO

Key facts

• 0.42 acre lot
• Built 1933
• Listed 11 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Water service available
• Home design: Single family residence (house); One level
• Construction: Brick and concrete construction; Conventional foundation; Shingle roof; Built (year source: public records)
• Exterior features: Front porch; Rear porch; Private yard; Back yard fencing

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating provided (fireplace(s)); Central air conditioning; Ceiling fans
• Interior features: Fireplace in the living room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

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 $92k).
• Cap rate 12.4% 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: 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: Dana Road Elementary (463 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: 135 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $640 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 $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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

• Watch-outs: built in 1933 — 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 $92,500

Questions for the listing agent

1. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.43% ✓
• Cap rate: 12.37%
• Cash-on-cash: 21.72%
• DSCR: 1.97
• GRM: 5.8

CMA / ARV

• ARV (median comp): $150,423
• List price: $92,500
• Delta: -38.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 National St	0.26mi	4/2.0 (+1)	2,160 (+1%)	16mo	$141,000	$65	63
1455 Parkside Dr	0.30mi	3/2.0	2,000 (-6%)	14mo	$99,500	$50	60
1448 Parkside Drive Dr	0.24mi	4/3.0 (+1)	2,246 (+5%)	18mo	$275,000	$122	52
119 John Allen St	0.62mi	3/2.0	2,060 (-4%)	20mo	$135,000	$66	45

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: 14.3%
• Equity multiple: 1.57×
• Total profit: $14,847
• Equity at exit: $13,792

10-year hold

• IRR: 23.1%
• Equity multiple: 2.98×
• Total profit: $51,300
• Equity at exit: $7,998

Cash invested: $25,900 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $469

Break-even live

Break-even rent $733

Max offer price $92,500

Occupancy floor 60%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.30mi

Listing history 4 events

1. 2026-05-15
   status Pending 580-char remark
2. 2026-05-04
   listed $92,500 Active 580-char remark
3. 2001-02-28
   soldstatus 252-char remark

   Show marketing remark (252 chars)

   TURN OFF DRUMMOND ST. ONTO MARKHAM. HOUSE SITS ON LEFT. HOUSE IS VACANT; SHOW ANYTIME AND BRING ALL OFFERS. SOLD BY JUDY HARRELL BREITHAUPT REAL ESTAT E HOUSE HAS LARGE PORCH WITH SWING IN FRONT. HAS L ARGE COVERED PATIO IN BACK. ALSO HAS WIRED WORKSHO

4. 2000-09-27
   listed $99,000 252-char remark

   Show marketing remark (252 chars)

   TURN OFF DRUMMOND ST. ONTO MARKHAM. HOUSE SITS ON LEFT. HOUSE IS VACANT; SHOW ANYTIME AND BRING ALL OFFERS. SOLD BY JUDY HARRELL BREITHAUPT REAL ESTAT E HOUSE HAS LARGE PORCH WITH SWING IN FRONT. HAS L ARGE COVERED PATIO IN BACK. ALSO HAS WIRED WORKSHO

ⓘ 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: $669 · $56/mo
• Projected year-2 tax: $731 · $61/mo
• Expected delta: +$62/yr (+$5/mo · 9.3%)

ⓘ 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 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: $15,920
• − Mortgage interest: −$5,181
• − Property taxes: −$669
• − Insurance: −$462
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$2,691
• Taxable income: $4,369
• Est. tax owed @ 24.0%: −$1,049
• After-tax cash flow: $4,576/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

-6.6% since first listed

4 events — show timeline

• 2026-05-15 Pending — MLSU
• 2026-05-04 Listed $92,500 MLSU
• 2001-02-28 Sold (MLS) — VWCBR
• 2000-09-27 Listed $99,000 VWCBR

Property tax history

+2.2%/yr

Latest (2025): $669 · +1.4% YoY. Source: county tax records.