Real Estate Investing in Conehatta, Mississippi (39057)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39057 (Conehatta, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 14.8% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.1% CAGR).
- Elevated poverty: 27.9% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Conehatta, MS (39057)?
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Market Analysis: 39057 Conehatta
The 39057 ZIP in Conehatta, MS is a local-operator market. Outside capital chasing a $169K entry has to pair deep knowledge with the discount.
The 39057 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Turning to rents, 39057 offers a low basis, the region around Conehatta has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 39057 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 39057 is an operator game, not a passive one. On the rental side, entry prices of $169K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Conehatta:
Market Trends
Home Value History (with trend line)
📊 How Does 39057 Compare?
| Metric | 39057 | Conehatta | Mississippi |
|---|---|---|---|
| Home Value | $169,223 | $169,223 | $186,446 |
| 5-Year CAGR | 0.1% | 0.1% | 4.0% |
| Avg Rent | $792 | $792 | - |
| Cap Rate | 3.7% | 3.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39057 (Conehatta, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $169,223 |
| Monthly Rent | $792 |
| Price-to-Rent | 17.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 3.7% |
📈 Home Appreciation
| 1-Year | +6.2% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +0.1% ▲ |
| 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 (3.7%). 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 39057
Population: 2,190
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 39057
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is real estate in Conehatta, MS a good investment right now?
Conehatta, MS scores 2.0/5 for investability. Home values sit at $169K and rents near $792/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How much do tenants pay in Conehatta, MS?
Expect rents around $792/mo per month in Conehatta, MS. With home values at $169K, the yield math works out to reasonable levels for rental investors.
What is the smart move for investors in Conehatta, MS?
In Conehatta, MS the solid play is typically careful cash-flow rentals with hands-on management. The combination of $169K prices and $792/mo rents suits that approach.
Should investors worry about vacancy in Conehatta, MS?
Vacancy in Conehatta, MS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $792/mo.
How landlord-friendly is Conehatta, MS?
The landlord environment in Conehatta, MS is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
You know 39057 now. You don’t know where it ranks.
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