Real Estate Investing in Benton, Mississippi (39039)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39039 (Benton, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 15.8% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Benton, MS (39039)?
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Market Analysis: 39039 Benton
Looking more closely, ZIP 39039 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $182K median. It rewards specialists, not generalists.
From an investor standpoint, the numbers look inviting — $182K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39039 is substantial and deserves full respect.
Within MS, ZIP 39039 trails on several market indicators that neighboring Yazoo County submarkets outperform. The gap is real and solid enough to shape underwriting.
The demographic picture in 39039 includes headwinds that any investor should price in. Income distribution skews lower than Benton averages, and tenant stability requires active management.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Benton:
Market Trends
Home Value History (with trend line)
📊 How Does 39039 Compare?
| Metric | 39039 | Benton | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $182,459 | $182,459 | N/A | $186,446 |
| 5-Year CAGR | 3.7% | 3.7% | N/A | 4.0% |
| Avg Rent | $918 | $918 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39039 (Benton, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $182,459 |
| Monthly Rent | $918 |
| Price-to-Rent | 16.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 7.6% |
📈 Home Appreciation
| 1-Year | +10.2% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +3.1% ▲ |
🏠 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 (3.9%). 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 39039
Population: 2,218
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
Is Benton, MS a good market for buy-and-hold investors?
Investors tracking Benton, MS will find a 3.0/5 rating supported by $182K median home values and $918/mo rents. That profile suits long-term holders targeting predictable returns.
How strict are landlord regulations in Benton, MS?
Rental owners in Benton, MS deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the rental occupancy rate in Benton, MS?
Occupancy in Benton, MS runs even-keeled with elevated vacancy. Well-priced units at $918/mo lease on reasonable timelines.
Can owner-occupants cash flow in Benton, MS?
Benton, MS is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $182K price point reasonable to enter.
What monthly rent should investors expect in Benton, MS?
Average rent in Benton, MS is approximately $918/mo per month. Against $182K home values that yields a reasonable rent-to-price ratio.
You know 39039 now. You don’t know where it ranks.
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How 39039 ranks in Jackson, MS
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