Real Estate Investing in Mendenhall, Mississippi (39114)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39114 (Mendenhall, 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: 18.4% 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 Mendenhall, MS (39114)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 39114 Mendenhall
This part of Simpson is not an easy win. The 39114 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $810/mo on a $165K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 39114 sits below the stated 0.0% once reality is priced in.
Within MS, ZIP 39114 trails on several market indicators that neighboring Simpson submarkets outperform. The gap is real and substantial enough to shape underwriting.
The demographic picture in 39114 includes headwinds that any investor should price in. Income distribution skews lower than Mendenhall averages, and tenant stability requires active management.
New investors are better served looking at Mendenhall's stable or hybrid ZIPs before stepping into 39114. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Mendenhall:
Market Trends
Home Value History (with trend line)
📊 How Does 39114 Compare?
| Metric | 39114 | Mendenhall | Mississippi |
|---|---|---|---|
| Home Value | $165,422 | $165,422 | $186,446 |
| 5-Year CAGR | 1.8% | 1.8% | 4.0% |
| Avg Rent | $810 | $810 | - |
| Cap Rate | 3.8% | 3.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39114 (Mendenhall, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $165,422 |
| Monthly Rent | $810 |
| Price-to-Rent | 17.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +1.8% ▲ |
| 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 (3.8%). 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 39114
Population: 10,553
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 39114
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
What is the median home value in Mendenhall, MS?
Typical homes in Mendenhall, MS go for around $165K. The 5-year CAGR of 0.0% stable price movement.
Is Mendenhall, MS a good market for FHA house hackers?
Mendenhall, MS offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $810/mo rent level.
Is Mendenhall, MS better for rentals, flips, or BRRRR?
Mendenhall, MS investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($165K prices, $810/mo rents) make it a reasonable choice.
What kind of market is Mendenhall, MS for investors?
Our data puts Mendenhall, MS at 2.0/5 for investability. Home prices of $165K and rents around $810/mo create a solid backdrop for investor activity.
Is MS a landlord-friendly state?
The landlord environment in Mendenhall, MS is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
You know 39114 now. You don’t know where it ranks.
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