Real Estate Investing in Florence, Mississippi (39073)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39073 (Florence, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.6% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Florence, MS (39073)?
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Market Analysis: 39073 Florence
Looking more closely, ZIP 39073 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $252K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 39073 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 39073 sits on the difficult end of the MS spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 39073 includes headwinds that any investor should price in. Income distribution skews lower than Florence averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 39073 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 Florence:
Property Strategy for 39073
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $147,932 | $1,140 | 5.5% | +6.1% | $73,966 |
| 3BR | $237,138 | $1,380 | 4.2% | +6.8% | $79,046 |
| 4BR | $343,278 | $1,530 | 3.2% | +6.0% | $85,820 |
| 5BR | $421,407 | — | — | +6.2% | $84,281 |
Market Trends
Home Value History (with trend line)
📊 How Does 39073 Compare?
| Metric | 39073 | Florence | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $251,928 | $251,928 | N/A | $186,446 |
| 5-Year CAGR | 5.7% | 5.7% | N/A | 4.0% |
| Avg Rent | $1,026 | $1,026 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39073 (Florence, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $251,928 |
| Monthly Rent | $1,026 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 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 (3.2%). 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 39073
Population: 21,626
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 39073
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
Investor Insight: With 636 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical vacancy rate in Florence, MS?
Florence, MS carries elevated vacancy risk. Expect stable absorption at market rents of $1,026/mo.
What is the average monthly rent in Florence, MS?
Rental rates in Florence, MS average $1,026/mo. Tenant demand and $252K home values make the yield look reasonable by investor standards.
What approach is best for Florence, MS real estate?
Most investors in Florence, 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.
Is Florence, MS good for house hacking?
House hacking in Florence, MS is reasonable to execute. Prices around $252K and rents of $1,026/mo solid owner-occupant economics.
How does Florence, MS stack up for property investment?
Florence, MS rates 3.0/5 for investability. With median values at $252K and rents near $1,026/mo, the market offers reasonable fundamentals for rental investors.
You know 39073 now. You don’t know where it ranks.
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How 39073 ranks in Jackson, MS
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