Real Estate Investing in State Line, Mississippi (39362)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39362 (State Line, MS)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 22.3% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.5% CAGR).
- Higher unemployment: 13.6% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in State Line, MS (39362)?
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Market Analysis: 39362 State Line
ZIP 39362 in State Line, MS carries a notable set of headwinds. Home values near $147K and rents of $1,134/mo sit inside a market where underwriting has to be tight.
Rent of $1,134/mo on a $147K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 39362 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 39362 among MS's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A sturdy renter share of 23% in 39362 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. durable returns are possible in 39362, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in State Line:
Market Trends
Home Value History (with trend line)
📊 How Does 39362 Compare?
| Metric | 39362 | State Line | Mississippi |
|---|---|---|---|
| Home Value | $146,769 | $146,769 | $186,446 |
| 5-Year CAGR | 1.5% | 1.5% | 4.0% |
| Avg Rent | $1,134 | $1,134 | - |
| Cap Rate | 6.0% | 6.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39362 (State Line, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $146,769 |
| Monthly Rent | $1,134 |
| Price-to-Rent | 10.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.3% |
| Cap Rate | 6.0% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +17.0% ▲ |
| 3-Year CAGR | +4.2% ▲ |
| 5-Year CAGR | +1.5% ▲ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (6.0%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 39362
Population: 2,822
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
Frequently Asked Questions
What price range are homes in State Line, MS?
Typical homes in State Line, MS go for around $147K. The 5-year CAGR of 0.0% consistent price movement.
Which real estate strategy fits State Line, MS?
In State Line, MS the significant play is typically careful cash-flow rentals with hands-on management. The combination of $147K prices and $1,134/mo rents suits that approach.
What is the typical rental rate in State Line, MS?
State Line, MS rentals go for roughly $1,134/mo a month. That puts gross yield in solid territory relative to $147K acquisition costs.
Should investors worry about vacancy in State Line, MS?
Expect elevated vacancy in State Line, MS. Rents at $1,134/mo are absorbed by the tenant base without meaningful lag.
How landlord-friendly is State Line, MS?
For rental operators, State Line, MS rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
You know 39362 now. You don’t know where it ranks.
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