A 1948 Custom-Built Mid-Century Home in Vicksburg, Mississippi, With Nearly 2,900 Square Feet for Just $65,000

It is not every day you find a custom-built home with almost 2,900 square feet of main-floor living space listed for less than the price of many new cars. This 1948 residence at 3000 Short Cherry Street in Vicksburg, Mississippi, is on the market for $65,000, which works out to about $23 per square foot. The owner describes it as a modern classic from the 1950s era, and even shares a photo taken right after the home was completed in 1949.

For buyers who love mid-century character and are ready to put in some work, this could be one of the most interesting opportunities in the region right now.

Property at a Glance

• Price: $65,000
• Bedrooms: 3
• Bathrooms: 2 full and 1 half
• Main floor: 2,861 square feet
• Basement: 832 square feet, partially finished
• Lot: 0.5 acres
• Year built: 1948
• Heating: Gas forced air
• Parking: 3 off-street spaces
• Annual property taxes: $1,297
• Sale type: For sale by owner (agent owned)

A Spacious Main Floor Built for Entertaining

The main level offers an impressive amount of room. There are three bedrooms and two full bathrooms, along with a living room, a formal dining room, and a den. The kitchen includes a breakfast area and plenty of cabinets, which is a welcome feature in a home of this age. The owner highlights the floor plan as ideal for entertaining, and with separate living, dining, and den spaces, it is easy to picture holiday gatherings and family dinners here.

Flooring throughout the home includes a mix of hardwood, tile, carpet, and vinyl. For many buyers, the first question will be what lies beneath the carpet, since homes from this era often hide original hardwood floors.

A Full Basement With a Rec Room Past

Below the main floor is a full basement of 832 square feet, partially finished and complete with a half bathroom. It was once used as a recreation room, and it could easily take on that role again as a game room, home gym, media room, workshop, or extra storage.

Classic Mid-Century Construction

The exterior combines stone, wood, and brick, a combination that gives many homes from this period their lasting appeal. The home sits on a masonry foundation with a shingle roof and is set on a half-acre lot with off-street parking for three vehicles. The owner describes the neighborhood as excellent and the architectural style as unique.

What Buyers Should Keep in Mind

A price this low for a home this size usually signals that the property needs updating. The listing does not detail the condition of the systems, so buyers should budget for possible work on the roof, electrical, plumbing, and heating and cooling, as well as cosmetic updates. Zillow lists the cooling type simply as other, so it is worth confirming exactly how the home is cooled during Mississippi summers.

It is also worth noting that the listing is marked as agent owned, meaning the seller holds a real estate license. That is common and perfectly legal, but buyers should still have their own representation.

Financing Options

• Cash purchase: At $65,000, many buyers may be able to buy outright, which often makes an offer more attractive to a seller.
• FHA 203(k) renovation loans: This program allows buyers to finance both the purchase and the cost of repairs in a single mortgage, making it one of the most practical options for an older home that needs work.
• FHA loans: A standard FHA loan offers a low down payment, but the home must meet FHA condition standards at appraisal.
• VA loans: Eligible veterans and service members may be able to buy with no down payment, provided the home meets VA minimum property requirements.
• USDA loans: USDA eligibility depends on the exact location, and addresses within city limits are often not eligible, so buyers should check the USDA map before counting on this option.
• Conventional loans: Some lenders set minimum loan amounts, so buyers of lower-priced homes should ask early. Fannie Mae HomeStyle and Freddie Mac CHOICERenovation loans are also available for renovation projects.

Insurance Considerations

Insuring an older home can take extra effort. Insurers often want to know the age and condition of the roof, the type of wiring, and the plumbing materials before issuing a policy. If the home will sit vacant during renovations, a standard homeowners policy may not apply, and a vacant home or builder’s risk policy could be required. Vicksburg sits along the Mississippi River, so buyers should confirm the property’s flood zone status and consider flood coverage even if it is not required. Wind and hail coverage are also important in this part of the South.

Due Diligence Checklist

• Hire a licensed home inspector and consider a separate roof inspection.
• Have an electrician evaluate the wiring, as homes from the 1940s may still have outdated systems.
• Ask a plumber to inspect the supply and drain lines.
• Service and inspect the gas furnace and confirm how the home is cooled.
• Check the basement for water intrusion, cracks, and moisture.
• Test for lead-based paint, and consider asbestos testing for older flooring, insulation, and ceiling materials.
• Look beneath carpet and vinyl for original hardwood.
• Order a termite inspection, which is especially important in Mississippi.
• Confirm the flood zone and get insurance quotes before making an offer.
• Obtain a title search and title insurance.
• Have your own agent or attorney review the contract, since the sale is by owner.

Local Market Context

Vicksburg is a historic river city in Warren County, known for the Vicksburg National Military Park and its Civil War history. Housing prices in the area are well below the national average, and homes in the $60,000 to $90,000 range can still be found. What makes this listing stand out is the combination of a low price with a very large main floor and a full basement. The county’s tax assessed value is $55,580, and annual property taxes are $1,297, which keeps ownership costs manageable. Vicksburg High School is about 0.6 miles away, though the area is mostly car dependent for daily errands.

Final Thoughts

This custom-built mid-century home offers something rare: space, history, and a price that leaves room in the budget for renovations. It will likely require patience and investment, but for the right buyer, 3000 Short Cherry Street could become a stunning restoration story or a comfortable family home with plenty of room to grow.

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