Real Estate Investing in Fayette, Mississippi (39069)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39069 (Fayette, 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: 23.4% of homes vacant — above national norms.
- Declining values: -8.0% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 16.1% in the last year.
- Elevated poverty: 32.1% 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 Fayette, MS (39069)?
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Market Analysis: 39069 Fayette
The 39069 ZIP covers a section of Fayette that demands careful diligence. Prices near $83K look accessible, but the work to make a deal cash flow is real.
The 39069 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 39069 and stronger Fayette ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 39069 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 39069 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 Fayette:
Property Strategy for 39069
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $66,317 | $1,120 | 12.2% | -4.2% | $22,106 |
| 4BR | $104,099 | $1,120 | 7.7% | -4.0% | $26,025 |
Market Trends
Home Value History (with trend line)
📊 How Does 39069 Compare?
| Metric | 39069 | Fayette | Mississippi |
|---|---|---|---|
| Home Value | $82,588 | $100,612 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $756 | $765 | - |
| Cap Rate | 7.1% | 6.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39069 (Fayette, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $82,588 |
| Monthly Rent | $756 |
| Price-to-Rent | 9.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.0% |
| Cap Rate | 7.1% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -16.1% ▼ |
| 3-Year CAGR | -8.2% ▼ |
| 5-Year CAGR | -8.0% ▼ |
| 10-Year CAGR | -2.8% ▼ |
🏠 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 (7.1%). 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 39069
Population: 4,704
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 39069
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 Fayette, MS a smart market for rental property?
Fayette, MS registers an investability rating of 3.0/5, with median home values near $83K and average rents around $756/mo. That combination puts it in the durable tier for investor interest.
What is the smart move for investors in Fayette, MS?
Investors usually favor careful cash-flow rentals with hands-on management in Fayette, MS. With home values at $83K and rents near $756/mo, other strategies can work but produce predictable rather than outsized returns.
How much is rent in Fayette, MS?
Average rent in Fayette, MS is approximately $756/mo per month. Against $83K home values that yields a reasonable rent-to-price ratio.
How do landlord-tenant laws work in Fayette, MS?
Landlord-friendliness in Fayette, MS is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What is the renter demographic in Fayette, MS?
The renter base in Fayette, MS is reasonable for the $756/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
You know 39069 now. You don’t know where it ranks.
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Community Ratings
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