Real Estate Investing in Hattiesburg, Mississippi
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Hattiesburg, MS? Our answer, based on the numbers below.
For Homebuyers
GOOD FIT
Grade B (74/100)
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
For Investors
MIXED
3.0 / 5
(52/100)
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
Risks to Know
1 flag
- Elevated vacancy: 11.0% vacancy may signal weakening demand.
What’s happening in Hattiesburg, MS?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$84,874
Avg Monthly Rent
$1,281
ZIP Codes
5
Market Trends — Hattiesburg, MS
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Hattiesburg, MS. Updated on demand as visitors ask.
Growth & development in Hattiesburg, MS Updated 134 days ago
Hattiesburg is experiencing a period of significant commercial and residential development, alongside some notable business closures.
Opportunities
- Downtown Hattiesburg has welcomed eight new businesses, including restaurants and retail stores, since January 2023. — This expands consumer choice and revitalizes the downtown area. Downtown Hattiesburg Association
- Jones Companies is constructing a new $40 million corporate headquarters in Midtown Hattiesburg, expected to be completed in early 2024. — This creates over 200 jobs with above-average wages, diversifying the local economy. Area Development Partnership
- The former Calico Mall building is being redeveloped into a mixed-use space with food, amusement, and other amenities. — This offers new entertainment and dining options for residents and visitors. Downtown Hattiesburg Resurgence
- Numerous new construction homes are available across Hattiesburg, with various builders offering diverse floor plans. — This increases housing supply and provides more choices for residents. Realtor.com
Concerns
- Sixty-two Dirt Cheap locations, including stores and warehouses in Mississippi, closed after the company filed for Chapter 11 bankruptcy in October 2024. — This resulted in job losses and reduced access to affordable goods for budget-conscious shoppers. Biloxi Sun Herald
- A Hattiesburg poultry processing plant, Mar-Jac Poultry, was fined $164,814 and required to implement enhanced safety measures after a teenage worker suffered fatal injuries in July 2023. — This highlights a failure in workplace safety, leading to tragic loss of life and imposing regulatory costs. Department of Labor
Bottom line: Hattiesburg is experiencing growth in new businesses and residential construction, but also faces challenges from significant business closures and workplace safety issues.
Local news & events in Hattiesburg, MS Updated 134 days ago
Hattiesburg has seen a mix of positive community engagement through diverse events and a decrease in crime, alongside persistent environmental concerns and resident frustrations over infrastructure and rental costs.
Opportunities
- Overall crime in Hattiesburg is down by 39% compared to the previous month, with property crime decreasing by 16% and violent crime by 25%. — This reduction in crime enhances safety and security, expanding residents' freedom to engage in community activities. SpotCrime
- Hattiesburg hosts a diverse array of events year-round, including festivals, concerts, sporting events, and family-friendly activities. — These events provide numerous opportunities for entertainment, cultural enrichment, and community engagement. Visit Hattiesburg, MS
- Upcoming events include the Hub City Classic car and bike show, VetFest 2026 for veterans, and various art markets and musical performances. — These events offer varied leisure and social opportunities, catering to different interests within the community. Visit Hattiesburg, MS
- The William Carey Small Business Awards Luncheon celebrates outstanding local businesses, recognizing their role in the economy. — This event supports local entrepreneurship and highlights contributions to job creation and community strengthening. Downtown Hattiesburg Association
Concerns
- A fatal hit-and-run in December 2025 near a homeless shelter highlighted concerns about poor lighting, speeding, and missing traffic signs on Highway 49. — These safety issues restrict the ability of vulnerable residents to travel safely and impose unconsented risks. WJTV 12 News
- The EPA proposed adding the defunct Hercules, Inc. chemical plant to its Superfund National Priorities List due to groundwater contamination with benzene and other contaminants. — This contamination poses potential health risks and imposes environmental costs on residents and the local ecosystem. Mississippi Today
- The City of Hattiesburg has faced chronic violations of the Clean Water Act related to its North and South Sewage lagoons, discharging improperly treated waste into local rivers. — This pollution restricts recreational use of rivers and imposes environmental and health costs on the community. Healthy Gulf
- Residents express concerns about Hattiesburg's infrastructure not supporting its growing population, particularly regarding traffic on Hardy Street and the lack of public transportation. — Inadequate infrastructure restricts ease of movement and access to services, imposing unconsented time and transportation costs. Niche
- Some residents feel that rent prices have become excessively high, making Hattiesburg less affordable than it once was. — Rising rental costs restrict housing choices and impose financial burdens on residents, particularly those on a budget. Reddit
Bottom line: Hattiesburg is actively fostering community engagement and experiencing a decrease in crime, but faces ongoing challenges with environmental pollution and infrastructure strain.
Schools in Hattiesburg, MS Updated 134 days ago
Hattiesburg Public School District recently achieved an 'A' rating, is undertaking facility upgrades, and implementing new student support programs.
Opportunities
- Hattiesburg Public School District received an 'A' rating for its performance in the Mississippi Accountability System for the second consecutive year in September 2023. — This indicates improved academic achievement and a high graduation rate, expanding educational opportunities. HubCitySPOKES
- Hattiesburg Public School District is launching an updated strategic plan with a new goal focused on reducing chronic absenteeism and strengthening support for students with disabilities, effective July 1, 2026. — These initiatives aim to improve student well-being and ensure more consistent access to education. RHCJC, Mississippi Schools Set New Goals
- A $68 million bond issue was narrowly approved in August 2020 for district-wide building improvements, including new classrooms and renovations. — This voluntary capital investment provides updated facilities and technology for students and staff. School News Network
- Hattiesburg Public School District is undertaking various facility projects in 2026, including district-wide improvements, athletic lighting upgrades, and a weight room conversion. — These projects enhance educational and athletic infrastructure, providing better resources for students. HigherGov
- Pre-Kindergarten pre-registration for the 2026-2027 school year is currently open, indicating continued early childhood education opportunities. — This expands access to early education, which can positively impact long-term academic success. Hattiesburg Public School District
Concerns
- The Hattiesburg Public School District's average testing ranking is 6/10, placing it in the top 50% of public schools in Mississippi, but with math and reading proficiency scores slightly below the state average. — This indicates areas where student academic performance could be improved to offer more competitive outcomes. Hattiesburg Public School District - Mississippi
- A radar camera-assisted program to enforce school zone speed limits was launched in April 2024, with fines for offenders. — While intended for safety, this program imposes costs on individuals through fines. WHLT
- The district's chronic absenteeism rate is uniformly high at 23.9% across all schools. — High absenteeism can restrict student learning and academic progress. SchoolDigger.com
Bottom line: Hattiesburg Public School District shows academic improvement and facility investment, but faces ongoing challenges with student proficiency and absenteeism.
Civic & policy in Hattiesburg, MS Updated 134 days ago
Hattiesburg residents are seeing significant changes in local zoning and state tax laws, aiming to expand housing options and adjust tax burdens. #### Positives: * The City of Hattiesburg approved new regulations for Accessory Dwelling Units (ADUs) in resid
Hattiesburg residents are seeing significant changes in local zoning and state tax laws, aiming to expand housing options and adjust tax burdens. #### Positives: * The City of Hattiesburg approved new regulations for Accessory Dwelling Units (ADUs) in resid
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Best ZIP codes in Hattiesburg, MS
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Landlord Ground Truth
Real numbers from people who own or manage rentals in Hattiesburg, MS. Anonymous, moderated, never written by AI.
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Avg Home Value
$84,874
Avg Monthly Rent
$1,281
1% Rule
✓ Passes
Landlord Friendly (MS)
★★★★★
❄️
Cool Market
— Hattiesburg, MS metro
75
Days to pending
8.5%
Listings with price cuts
0.0%
Sale-to-list ratio
📅 Data as of August 29, 2026 — updated weekly
🎓 Colleges & Universities in Hattiesburg
4 Colleges
18,632 Students
681 Off-Campus Renters
C+
4-Year Private · 5,448 students
C+
4-Year Public · 13,110 students
📍 ~681 students rent off-campus
C
Vocational For-Profit · 48 students
C
Vocational For-Profit · 26 students
Investor Insight: With 681 students living off-campus, Hattiesburg has substantial rental demand from the college population — typically stable, lease-renewing tenants.
Neighborhoods in Hattiesburg
Arcadia-Sunset
5 ZIP codes
Hattiesburg High School
5 ZIP codes
Hattiesburg Historic
5 ZIP codes
Jamestown_Lincoln
5 ZIP codes
Kamper-Avenues
5 ZIP codes
Longleaf Heights-Avenues
5 ZIP codes
North Main Historic
5 ZIP codes
Parkhaven
5 ZIP codes
Pinehills
5 ZIP codes
The Highlands
5 ZIP codes
The Oaks
5 ZIP codes
University Heights
5 ZIP codes
ZIP Codes in Hattiesburg, MS
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View PlansFrequently Asked Questions About Hattiesburg, MS
Is it easy to find good tenants in Hattiesburg, MS?
Tenant quality in Hattiesburg, MS ranks as solid. Landlords generally report steady occupancy at market rents of $1,281/mo.
How does Hattiesburg, MS stack up for property investment?
With a 3.0/5 investability score, Hattiesburg, MS ranks as a solid market for rental property investors. Median prices of $85K and rents of $1,281/mo drive the underlying numbers.
Is housing expensive in Hattiesburg, MS?
Typical homes in Hattiesburg, MS go for around $85K. The 5-year CAGR of 0.0% stable price movement.
Can owner-occupants cash flow in Hattiesburg, MS?
The house hack math a challenging in Hattiesburg, MS. Owner-occupant buyers benefit from the $1,281/mo rents and $85K home values.
Are eviction rules reasonable in Hattiesburg, MS?
Rental owners in Hattiesburg, MS deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Community Ratings
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