Real Estate Investing in Smith County, Mississippi
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Should you buy in Smith County, MS? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 17.5% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.2% CAGR).
What’s happening in Smith County, MS?
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Market Trends — Smith County
County Home Value History
Investing in Smith County Real Estate
Smith County spans 4 ZIP codes across 3 cities in Mississippi, with a population of 11,659. The county's tepid investment metrics reflect deeper structural challenges — worth studying before making commitments.
Smith is the kind of county where the cap rate on paper and the cap rate realized tend to diverge. unambiguously out-of-state capital should be especially careful with carry-in assumptions.
Smith County's population trends and income levels suggest a region where affordability is strained, constraining how aggressively rents can rise without hurting collections.
Landlord Ground Truth
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Cities in Smith County
ZIP Codes in Smith County, MS
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View PlansFrequently Asked Questions About Smith County
Are there empty rentals in, MS?
, MS sees elevated vacancy, which is reasonable relative to the broader MS rental market.
Are rents high in, MS?
Rents in, MS run near $866/mo. Compared with median home prices of $151K that produces solid gross yields for typical rentals.
Is housing expensive in, MS?
, MS home values average about $151K. That price point suits investors targeting rentals with $866/mo in monthly income.
How deep is the rental pool in, MS?
The tenant pool in, MS is solid, supported by local employment and population fundamentals. Rents of $866/mo are well-absorbed by the market.
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