$27,200 Mississippi Home on 5.3 Wooded Acres – 3 Bedrooms, 2 Baths & Privacy

Finding an affordable home with several acres of land can be difficult, especially for buyers who want privacy, mature trees, and room to enjoy a more rural lifestyle. At 16789 Mississippi Ave #490, Louisville, Mississippi 39339, buyers are presented with an unusual combination: a three-bedroom, two-bathroom ranch home on approximately 5.3 wooded acres with an asking price of just $27,200.

The property recently received a $1,700 price reduction, bringing the asking price down from the previous figure. With approximately 1,152 square feet of living space, the home offers a manageable size while the acreage provides a substantially different setting from a typical residential neighborhood.

Built in 1987, the ranch-style residence is described as being surrounded by mature trees and offering a peaceful country environment. The property includes a front porch and a conventional foundation, while the listing identifies a septic tank for wastewater. No HOA or subdivision is shown in the supplied information.

At approximately $24 per square foot, the asking price is notably low. However, the purchase price should only be the starting point for a buyer’s financial analysis. The supplied listing provides limited information about several major systems, including heating, cooling, electrical, plumbing, roofing, appliances, and interior condition, making a thorough inspection particularly important.

Property Overview

The property is located at 16789 Mississippi Ave #490, Louisville, MS 39339.

According to the supplied listing information, the home offers:

• Asking Price: $27,200
• Price Reduction: $1,700
• Property Type: Single-family residence
• Style: Ranch
• Year Built: 1987
• Bedrooms: 3
• Bathrooms: 2 full
• Living Area: Approximately 1,152 square feet
• Lot Size: Approximately 5.3 acres
• Lot Character: Wooded with mature trees
• Foundation: Conventional
• Porch: Front porch
• Sewer: Septic tank
• Parking: None listed
• Fireplace: None
• HOA: None shown
• Zoning: Not specified in the supplied information
• Reported Annual Property Tax: $145
• Parcel Number: 141470025 0000203
• Date on Market: September 3, 2026

For buyers who place a high value on land and privacy, the acreage may be one of the property’s most important characteristics.

A $27,200 Asking Price

The current asking price of $27,200 follows a reported $1,700 reduction on August 24.

At this price, the property is likely to attract buyers looking for inexpensive housing as well as investors searching for low-cost real estate.

However, the low price should not automatically be interpreted as a bargain.

The condition of the home, septic system, utilities, roof, HVAC, plumbing, electrical system, foundation, and other components could have a major effect on the property’s true cost.

The right question is not simply whether the home is inexpensive to purchase, but whether the total cost of ownership remains reasonable after necessary repairs and improvements are considered.

Approximately $24 Per Square Foot

With approximately 1,152 square feet of living space, the $27,200 asking price works out to roughly $24 per square foot.

That is an eye-catching figure.

But price per square foot is most useful when comparing properties of similar condition and location.

For a fixer-upper, buyers should instead calculate the total investment:

Purchase Price + Closing Costs + Inspections + Repairs + Renovation + Financing + Insurance + Taxes + Maintenance + Contingency = Total Investment

That figure can then be compared with actual local property values.

The 5.3 Acres May Be the Biggest Attraction

The property includes approximately 5.3 wooded acres, giving it a very different character from a standard home on a small residential lot.

The listing describes the property as surrounded by beautiful wooded acreage and mature trees.

For buyers seeking privacy, outdoor space, gardening opportunities, nature observation, or simply more separation from neighbors, the land could be a major advantage.

Any plans for additional structures, extensive clearing, agricultural use, subdivision, or other development should be verified against local regulations, deed restrictions, access requirements, and utility considerations.

Mature Trees and Privacy

Mature trees can create shade, natural beauty, and a strong sense of privacy.

The wooded setting may also appeal to buyers who want a country atmosphere without purchasing a much larger tract of land.

However, mature trees also require maintenance.

Trees close to the house should be examined for dead limbs, disease, storm damage, and potential risks to the roof or other structures.

If extensive clearing is desired, buyers should obtain estimates before assuming that the acreage will be inexpensive to maintain.

Verify the Property Boundaries

Acreage should always be verified through proper property records and, when appropriate, a survey.

Tree lines, driveways, fences, and paths do not necessarily represent legal boundaries.

A survey can become especially useful if the future owner plans to fence the property, clear sections of the land, construct additional buildings, install a driveway, or make other improvements.

Buyers should also investigate any recorded easements or rights-of-way that could affect the property.

Three Bedrooms and Two Bathrooms

The home provides three bedrooms and two full bathrooms.

That is a practical configuration for a small family, owner-occupant, or potential rental property.

The bedrooms could also provide flexibility for a home office, guest room, hobby space, or other use depending on the floor plan.

The condition of each room should be evaluated, including floors, ceilings, walls, windows, outlets, closets, and signs of moisture.

The two bathrooms should receive particular attention because plumbing leaks, subfloor damage, and outdated fixtures can quickly increase renovation costs.

1,152 Square Feet of Living Space

Approximately 1,152 square feet provides a relatively manageable amount of interior space.

For a renovation project, a smaller footprint can help control certain cosmetic costs such as flooring, paint, trim, and lighting.

However, major systems do not necessarily become inexpensive simply because the house is smaller.

A roof, HVAC system, septic system, electrical panel, plumbing system, or foundation repair can still represent a significant expense.

Ranch-Style Home Built in 1987

The property is classified as a ranch-style home and was built in 1987.

Single-level living can appeal to buyers who prefer a practical layout without stairs.

Although the house is newer than many historic or century-old fixer-uppers, it is still approaching four decades old.

The age of the roof, HVAC system, plumbing, electrical components, windows, insulation, and other major systems should therefore be established.

Age alone does not determine condition.

Conventional Foundation

The supplied listing identifies the foundation as conventional.

Buyers should inspect the structure for signs of settlement, cracks, moisture, uneven floors, drainage problems, or previous repairs.

If an inspector identifies significant concerns, a qualified structural professional may be appropriate.

Understanding the foundation and drainage situation is especially important before investing heavily in cosmetic renovations.

Front Porch

The property includes a front porch, which could be an appealing feature in a wooded country setting.

A porch provides additional outdoor living space and can contribute to the home’s overall character.

Its structural components should be inspected, including flooring, supports, railings, steps, and roof connections.

If the porch is structurally sound, relatively simple improvements such as cleaning, painting, staining, or replacing worn boards could potentially improve the home’s appearance.

No Garage Listed

The supplied listing information does not identify a garage or dedicated parking structure.

Buyers should therefore avoid assuming that a garage is included.

The acreage may provide space for outdoor parking, but the existing driveway and access should be evaluated in person.

If a future owner wants to construct a garage, workshop, or carport, local zoning, setbacks, permits, utilities, and septic-area restrictions should be investigated first.

No Fireplace

The property is listed as having no fireplace.

That removes the maintenance considerations associated with a listed fireplace and chimney.

However, the supplied listing does not provide enough information about the home’s heating system.

A buyer should determine what currently heats the house, the system’s age, energy source, condition, and likely replacement timeline.

Heating and Cooling Need Verification

The listing does not provide detailed heating or cooling information.

That is one of the more important unanswered questions.

Buyers should determine whether the home has central HVAC or another system and whether it is currently operational.

Because Mississippi experiences hot and humid weather, air conditioning can be particularly important.

If the HVAC system requires replacement, that expense should be included in the purchase analysis.

Electrical System

The supplied property information does not provide detailed electrical specifications.

A qualified inspector or electrician should examine the service, panel, breakers, grounding, outlets, switches, and visible wiring.

Buyers should also determine whether any previous electrical modifications were completed professionally.

Electrical capacity becomes particularly important if the buyer plans to add major appliances, workshop equipment, a new HVAC system, or additional structures.

Plumbing

The listing also provides limited information about the home’s plumbing.

Buyers should inspect water pressure, visible pipes, drains, fixtures, water heater, leaks, and evidence of previous water damage.

Because the property uses a septic system, the home’s plumbing and wastewater systems should be considered together.

A functioning sink or toilet does not necessarily mean the underlying plumbing or septic infrastructure is in excellent condition.

Septic Tank

The property uses a septic tank.

That is common for rural homes, but the condition and age of the system should be established before closing.

A septic professional may be able to inspect the tank and related components depending on the system’s design and accessibility.

Buyers should also identify the location of the septic system and drain field before planning any construction, major landscaping, tree removal, or additional structures.

Water Source Should Be Confirmed

The supplied information does not clearly identify the home’s water source.

Buyers should determine whether the property uses public water or a private well.

If a well is present, the pump, pressure system, flow, and water quality should be evaluated.

If public water is available, buyers should confirm the connection and any associated charges.

Reliable water service is essential for both owner occupancy and rental use.

No HOA Shown

No HOA is shown in the supplied listing information.

For buyers seeking privacy and greater control over their property, the absence of an HOA may be appealing.

However, no HOA does not mean the property is free from restrictions.

County regulations, zoning, recorded deed restrictions, easements, building codes, and environmental requirements may still apply.

Potential Owner-Occupant Property

For an owner-occupant, the combination of a three-bedroom home and 5.3 acres could offer an affordable rural lifestyle.

The mature trees provide natural surroundings, while the relatively modest home size may make it easier to manage than a much larger country property.

A buyer could potentially improve the house gradually if its major systems are serviceable.

The first step would be determining exactly what work is needed.

Potential Rental Property

The property could also be investigated as a long-term rental.

Three bedrooms and two bathrooms are generally practical features for a rental home, while the acreage could distinguish it from typical neighborhood rentals.

However, the supplied information does not establish a verified market rent.

Investors should research comparable three-bedroom rentals in Louisville and nearby communities.

They should also account for maintenance, vacancy, property taxes, insurance, land maintenance, septic expenses, and future capital repairs.

Potential Renovation Project

The low asking price may also appeal to buyers looking for a renovation project.

The listing does not provide enough information to determine the home’s total renovation requirements.

Potential work could include flooring, paint, kitchen improvements, bathroom updates, lighting, fixtures, exterior repairs, porch work, landscaping, HVAC, plumbing, electrical work, or other improvements.

Major systems should be evaluated before cosmetic work begins.

Kitchen and Bathroom Evaluation

The supplied listing does not provide detailed kitchen or bathroom information.

Buyers should inspect cabinets, countertops, appliances, plumbing, flooring, electrical outlets, ventilation, fixtures, and signs of moisture.

If the existing kitchen and bathrooms are functional but dated, cosmetic improvements could potentially provide meaningful visual changes without requiring complete reconstruction.

If major plumbing or structural issues exist, however, the renovation budget could be considerably higher.

Land Maintenance

Owning 5.3 wooded acres also means taking responsibility for the land.

Potential expenses can include tree trimming, storm cleanup, brush control, mowing cleared areas, driveway maintenance, drainage work, and removal of hazardous trees.

Not every owner will maintain all five acres in the same way.

Someone who prefers a natural wooded property may intentionally leave most of the land untouched, while another buyer may want extensive clearing.

The preferred use should be considered when estimating long-term costs.

Potential Additional Structures

With more than five acres, buyers may naturally consider adding a garage, workshop, storage building, barn, or other structure.

The availability of land does not automatically mean such improvements are permitted.

The buyer should confirm zoning, setbacks, permits, utility availability, access, drainage, and septic-system limitations before making plans.

Any additional building could also affect the property’s future value and insurance requirements.

Financing a $27,200 Property

Very low-priced properties can sometimes be challenging to finance.

Some lenders have minimum mortgage amounts, while others require the property to meet specific condition standards.

The listing displays financing information, but that does not guarantee that a buyer will qualify for a mortgage on this specific property.

Buyers should speak directly with lenders before relying on conventional financing.

For some purchasers, cash or alternative financing may be considered, depending on their circumstances and the property’s condition.

Zillow’s Estimated $40 Monthly Payment

The supplied listing shows an estimated payment of approximately $40 per month.

That figure should not be treated as the total cost of owning the property.

Actual financing depends on the loan amount, down payment, interest rate, term, credit profile, and fees.

Property taxes, insurance, utilities, septic maintenance, land maintenance, repairs, and other expenses are separate.

For an inexpensive rural property, those costs can be much more important than the displayed mortgage estimate.

Reported $145 Annual Property Tax

The listing reports approximately $145 in annual property taxes.

That is an unusually low figure and should be independently verified.

Buyers should obtain the current tax bill and determine whether exemptions, assessments, or other factors affect the amount.

They should also determine whether the tax situation could change after a sale or following improvements.

Investors should not assume that the reported figure will remain unchanged without verification.

Insurance Considerations

Insurance should be investigated before closing.

A carrier may consider the home’s age, roof, electrical system, plumbing, HVAC, location, trees surrounding the structure, access, occupancy, and other factors.

Rural properties can sometimes have additional considerations related to emergency access and distance from services.

The best way to determine cost and availability is to obtain an actual insurance quote for the property.

Survey and Title Review

Because the 5.3 acres are an important part of the property’s appeal, buyers should consider obtaining accurate boundary information.

A title review can reveal recorded easements, restrictions, liens, or rights-of-way.

A survey can establish the physical boundaries.

These documents become particularly valuable if the buyer intends to fence the property, clear land, add structures, install driveways, or otherwise make significant changes.

1,406 Views and 89 Saves

The supplied listing information reports approximately 1,406 views and 89 saves.

That suggests the property has generated online interest.

The combination of a low asking price, three bedrooms, two bathrooms, and 5.3 acres naturally makes it an attention-grabbing listing.

However, online views and saves do not establish market value.

The property’s condition, comparable sales, repair costs, taxes, insurance, financing, and intended use remain much more important.

Building a Renovation Budget

Before purchasing, a buyer should create a complete project budget.

That could include:

$27,200 Purchase Price + Closing Costs + Inspection + Structural Repairs + Roof + HVAC + Electrical + Plumbing + Septic + Water System + Kitchen + Bathrooms + Flooring + Paint + Exterior Repairs + Porch + Appliances + Tree Work + Driveway + Landscaping + Insurance + Taxes + Financing + Holding Costs + Contingency

Not every category will necessarily require major spending.

The purpose is to identify potential costs before committing to the purchase.

Why a Contingency Reserve Matters

Low-cost properties can make buyers feel that unexpected repairs will also be inexpensive.

That is not always the case.

A septic replacement, HVAC failure, roof problem, structural repair, or major plumbing issue can cost many times more than expected.

A contingency reserve helps protect the renovation budget.

For both investors and owner-occupants, keeping funds available for unexpected work is particularly important on an older property.

Final Thoughts

16789 Mississippi Ave #490 in Louisville, Mississippi, stands out because of its unusually low asking price and substantial acreage.

For $27,200, the property offers approximately 1,152 square feet, three bedrooms, two full bathrooms, a ranch-style layout, a front porch, and approximately 5.3 wooded acres.

The mature trees and acreage create a country setting that is difficult to replicate with a typical residential lot.

The $1,700 price reduction makes the current asking price even more attention-grabbing, while the reported $145 annual property tax adds another unusual financial detail that buyers should verify.

For an owner-occupant, the property could potentially provide an affordable path toward country living.

For an investor, the combination of three bedrooms, two bathrooms, acreage, and a low acquisition price could justify further research into rental or renovation potential.

But the property’s low price also makes due diligence especially important.

The supplied listing does not provide enough information about the home’s heating, cooling, electrical, plumbing, roof, water source, appliances, or interior condition to determine the true renovation cost.

The septic system should also be professionally evaluated, and buyers should verify property boundaries, access, title information, taxes, insurance, and any restrictions affecting the acreage.

Ultimately, the biggest attraction here may not be the house alone.

It is the combination of a three-bedroom residence and more than five wooded acres for $27,200.

If the major systems prove to be serviceable and the remaining repairs are manageable, this property could offer an interesting opportunity for someone seeking affordable rural homeownership, a potential rental, or a renovation project with plenty of land and privacy.

As with any low-priced property, however, the purchase price is only the beginning. A careful inspection, realistic repair budget, verified local comparables, and thorough financial analysis will determine whether this Louisville property is truly the opportunity its asking price suggests.

Listed on Zillow