c.1960 Mississippi Brick Ranch For Sale $22K

OHU50K Notes   $22,200

 

Realtor Comments

All brick home in private country setting! Three bedrooms, 1.5 bathrooms, full dine-in kitchen and living area. Home is being sold ”as-is, where-is” with no warranties expressed or implied. USDA Property. The USDA will only execute a Quit Claim Deed. To submit offers/bids or view additional details, please visit the homes4purchase website. All offers/bids will be subject to Seller Approval (minimums may apply).

• 3 bed
• 1.5 bath
• 1,237 sqft
• 1.2 acre lot
• Build date 1960

 

If interested in a property, pleases contact the realtor whose link is provided in the post below, or contact an agent of your own choosing. Independent verification of details and status is recommended. 

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Pros of Living in Port Gibson, MS

1. Exceptionally Affordable Cost of Living

• Overall cost of living is about 29% lower than the U.S. average and roughly 10% lower than the Mississippi average.

• Housing is especially affordable:

  • Median home price: ~$104,000—about 69% below national average.

  • Rent for a two-bedroom: ~$680/month—more than 50% cheaper than the U.S. average.

• Recommended minimum income to live comfortably is only about $19,800 for a family and $24,000 for an individual, per BestPlaces.

2. Walkability & Commute

• Port Gibson scores an A for walkability, making daily errands easier on foot.

• Average commute time is short—about 15–21 minutes, with most driving alone.

3. Rich History & Cultural Significance

• Steeped in history: many antebellum buildings survived the Civil War—Union General Grant deemed the town “too beautiful to burn.”

• Notable landmarks include Windsor Ruins, the historic Port Gibson Oil Works Mill Building, and the site of The Rabbit’s Foot Company, a celebrated African American vaudeville troupe—today, they’re commemorated on the Mississippi Blues Trail.

  “Established in 1803… tons of African American history here too… Windsor Ruins…the architecture, history, and churches in this town really stand out.”

4. Strong Community Feel

• Residents often describe Port Gibson as “quiet,” “safe,” and “supportive,” with a small-town charm that fosters strong community bonds.

5. Ethnically Diverse Community

• The town is predominantly Black or African American (~85%), with approximately 13% White

• 6.Homeownership & Education Levels

• Homeownership is solid, with around 70% of residents owning their homes

• Educational attainment is relatively robust: about 22% of adults hold a bachelor’s degree and 24.6% hold graduate or professional degrees

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Cons of Living in Port Gibson, MS

1. Economic Struggles & High Poverty

• Port Gibson faces economic hardship:

  • Poverty rates between 35–37%, significantly higher than both state and national averages.

  • Unemployment is around 19.5%, far above Mississippi’s ~7.8% and the U.S. average ~5.7%.

2. Limited Job Market & Economic Activity

• PlaceVista rates employment opportunities as Poor (F).

  • Niche grades “Jobs” only D‑minus, reflecting limited job growth and economic diversification.

3. Declining Population

• The population has steadily declined—5-year decrease of around ‑7.7%.

• With under 1,300 residents, economic impacts are compounded by low demand for services and constrained social opportunities.

4. School Performance Challenges

• Academic performance is concerning:

  • Proficiency rates at Port Gibson High School:

    • Math: ~12%

    • Reading: ~22%

  • Overall school grade: C+, with limited resources reported.

  • On a broader scale, Port Gibson schools are rated F (Poor) by PlaceVista.

5. Limited Amenities & Public Transport

• As a small rural town, Port Gibson lacks robust shopping, entertainment, and transit infrastructure.

• Public transportation is rated only Fair (D)

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