Real Estate Investing in Toomsuba, Mississippi (39364)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39364 (Toomsuba, MS)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Toomsuba, MS (39364)?
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Market Analysis: 39364 Toomsuba
Investors eyeing 39364 need to respect the fundamentals at play. Home values of $138K come alongside slower price movement and elevated management overhead.
For an experienced owner, 39364 can be a a viable market for hunting ground — but the discount at $138K reflects genuine risk that outside investors often underestimate.
In practical terms, 39364 offers a low basis, the region around Toomsuba has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 39364 includes headwinds that any investor should price in. Income distribution skews lower than Toomsuba averages, and tenant stability requires active management.
New investors are better served looking at Toomsuba's stable or hybrid ZIPs before stepping into 39364. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Toomsuba:
Property Strategy for 39364
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $113,994 | $1,420 | 9.0% | +1.9% | $37,998 |
| 4BR | $188,214 | $1,490 | 5.7% | — | $47,053 |
Market Trends
Home Value History (with trend line)
📊 How Does 39364 Compare?
| Metric | 39364 | Toomsuba | Meridian, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $138,476 | $138,476 | N/A | $186,446 |
| 5-Year CAGR | 2.6% | 2.6% | N/A | 4.0% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 5.4% | 5.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39364 (Toomsuba, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $138,476 |
| Monthly Rent | $954 |
| Price-to-Rent | 12.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.3% |
| Cap Rate | 5.4% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +2.3% ▲ |
🏠 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 (5.4%). 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 39364
Population: 2,511
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
🎓 Nearby Colleges & Universities
Investor Insight: With 751 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical home price in Toomsuba, MS?
Homes in Toomsuba, MS typically sell near $138K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
What is the typical renter like in Toomsuba, MS?
Tenant quality in Toomsuba, MS ranks as solid. Landlords generally report consistent occupancy at market rents of $954/mo.
What is the average monthly rent in Toomsuba, MS?
Expect rents around $954/mo per month in Toomsuba, MS. With home values at $138K, the yield math works out to reasonable levels for rental investors.
How viable is house hacking in Toomsuba, MS?
The house hack math a challenging in Toomsuba, MS. Owner-occupant buyers benefit from the $954/mo rents and $138K home values.
Does Toomsuba, MS favor landlords or tenants?
Toomsuba, MS operates under MS law, which is landlord-friendly overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
You know 39364 now. You don’t know where it ranks.
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How 39364 ranks in Meridian, MS
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