Real Estate Investing in Canton, Mississippi (39046)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39046 (Canton, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 10.0% vacancy may signal weakening demand.
What’s happening in Canton, MS (39046)?
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Market Analysis: 39046 Canton
ZIP 39046 in Canton, MS carries a impressive set of headwinds. Home values near $228K and rents of $1,886/mo sit inside a market where underwriting has to be tight.
Rent of $1,886/mo on a $228K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 39046 sits below the stated 0.0% once reality is priced in.
Within MS, ZIP 39046 trails on several market indicators that neighboring Madison County submarkets outperform. The gap is real and robust enough to shape underwriting.
Employment concentration in 39046 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 39046 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Canton:
Property Strategy for 39046
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $92,200 | $1,080 | 8.4% | — | $46,100 |
| 3BR | $194,961 | $1,290 | 4.8% | +5.1% | $64,987 |
| 4BR | $323,696 | $1,430 | 3.2% | +6.5% | $80,924 |
| 5BR | $424,340 | — | — | +6.7% | $84,868 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 39046 Compare?
| Metric | 39046 | Canton | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $228,484 | $228,484 | N/A | $186,446 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 4.0% |
| Avg Rent | $1,886 | $1,886 | N/A | - |
| Cap Rate | 6.4% | 6.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39046 (Canton, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $228,484 |
| Monthly Rent | $1,886 |
| Price-to-Rent | 10.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.9% |
| Cap Rate | 6.4% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.4%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 39046
Population: 29,160
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
🎓 Schools in 39046
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
Are homes affordable in Canton, MS?
Canton, MS median home values land near $228K. That is reasonable territory for investors looking at $1,886/mo-per-month rentals.
Is Canton, MS a friendly market for rental owners?
Canton, MS falls under MS landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How strong is the working-renter base in Canton, MS?
Tenant demand in Canton, MS is solid. The local workforce $1,886/mo rents across most rental classes.
How much do tenants pay in Canton, MS?
Rent in Canton, MS is around $1,886/mo. The resulting rent-to-value relationship with $228K pricing is reasonable for most investor models.
What are vacancy rates like in Canton, MS?
Canton, MS sees elevated vacancy, which is reasonable relative to the broader MS rental market.
You know 39046 now. You don’t know where it ranks.
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How 39046 ranks in Jackson, MS
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