Real Estate Investing in Edwards, Mississippi (39066)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39066 (Edwards, MS)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 18.5% of homes vacant — above national norms.
- Declining values: -0.9% 5-year CAGR — values have moved lower.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Edwards, MS (39066)?
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Market Analysis: 39066 Edwards
ZIP 39066 inside Hinds County looks affordable on the surface — median value of $123K — but the discount exists for reasons that a careful buyer should understand before committing.
Put differently, the numbers look inviting — $123K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39066 is substantial and deserves full respect.
Within MS, ZIP 39066 trails on several market indicators that neighboring Hinds County submarkets outperform. The gap is real and impressive enough to shape underwriting.
Resident income in 39066 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
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 Edwards:
Market Trends
Home Value History (with trend line)
📊 How Does 39066 Compare?
| Metric | 39066 | Edwards | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $123,305 | $123,305 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 5.9% | 5.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39066 (Edwards, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $123,305 |
| Monthly Rent | $927 |
| Price-to-Rent | 11.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.0% |
| Cap Rate | 5.9% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | -1.7% ▼ |
| 3-Year CAGR | -1.5% ▼ |
| 5-Year CAGR | -0.9% ▼ |
| 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 (5.9%). 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 39066
Population: 4,486
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 1,091 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do experienced investors play Edwards, MS?
Most investors in Edwards, MS run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is the tenant pool like in Edwards, MS?
Tenant quality in Edwards, MS ranks as solid. Landlords generally report even-keeled occupancy at market rents of $927/mo.
Is Edwards, MS a good market for buy-and-hold investors?
The 3.0/5 investability rating in Edwards, MS reflects its $123K prices and $927/mo rents. Investors generally consider it a solid option within MS.
Is Edwards, MS good for house hacking?
House hacking in Edwards, MS is reasonable to execute. Prices around $123K and rents of $927/mo solid owner-occupant economics.
What are vacancy rates like in Edwards, MS?
Expect elevated vacancy in Edwards, MS. Rents at $927/mo are absorbed by the tenant base without meaningful lag.
You know 39066 now. You don’t know where it ranks.
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How 39066 ranks in Jackson, MS
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