Real Estate Investing in Forest, Mississippi (39074)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39074 (Forest, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 18.8% 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 Forest, MS (39074)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 39074 Forest
The 39074 ZIP in Forest, MS is a local-operator market. Outside capital chasing a $128K entry has to pair deep knowledge with the discount.
The 39074 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 39074 among MS's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
In practical terms, 14,423 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 39074 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Forest:
Market Trends
Home Value History (with trend line)
📊 How Does 39074 Compare?
| Metric | 39074 | Forest | Mississippi |
|---|---|---|---|
| Home Value | $128,053 | $128,053 | $186,446 |
| 5-Year CAGR | 3.0% | 3.0% | 4.0% |
| Avg Rent | $864 | $864 | - |
| Cap Rate | 5.3% | 5.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39074 (Forest, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $128,053 |
| Monthly Rent | $864 |
| Price-to-Rent | 12.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.1% |
| Cap Rate | 5.3% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +14.1% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 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 (5.3%). 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 39074
Population: 14,423
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 39074
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 type of investing works in Forest, MS?
For Forest, MS, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What kind of vacancy should I budget for in Forest, MS?
Forest, MS carries elevated vacancy risk. Expect consistent absorption at market rents of $864/mo.
Where do rents currently stand in Forest, MS?
Rents in Forest, MS run near $864/mo. Compared with median home prices of $128K that produces solid gross yields for typical rentals.
How viable is house hacking in Forest, MS?
House hacking works a challenging in Forest, MS. Rents of $864/mo against $128K acquisition make the strategy solid for owner-occupants.
What is the average home sale price in Forest, MS?
Median home price in Forest, MS is near $128K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
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