Real Estate Investing in Goodman, Mississippi (39079)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39079 (Goodman, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 19.1% of homes vacant — above national norms.
- Declining values: -6.0% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 15.2% in the last year.
- Elevated poverty: 34.3% 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 Goodman, MS (39079)?
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Market Analysis: 39079 Goodman
The 39079 ZIP shows an durable value-add profile — below-median pricing at $72K, a renter base of 64%, and room for operational improvement.
BRRRR works in 39079 because the math supports it. Buy at $72K, rehab, and the refinance step typically recovers capital in a way that flat-yield markets cannot match.
Relative to MS, 39079 reads as a working-capital ZIP — prices below average, renter share elevated at 64%, and room for operator-led upside.
Turning to rents, incomes in 39079 sit below the county median, the tenant pool is deep and the demand for upgraded rental stock consistently outruns supply.
The durable opportunity in 39079 is buying the worst house on the block, fixing it, and renting it at the top of the local band. That is the strategy, repeated.
Here's what matters if you're considering buying a home in Goodman:
Market Trends
Home Value History (with trend line)
📊 How Does 39079 Compare?
| Metric | 39079 | Goodman | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $71,694 | $71,694 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $756 | $756 | N/A | - |
| Cap Rate | 8.2% | 8.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39079 (Goodman, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $71,694 |
| Monthly Rent | $756 |
| Price-to-Rent | 7.9:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 12.7% |
| Cap Rate | 8.2% |
| 5-Year IRR | 2.2% |
📈 Home Appreciation
| 1-Year | -15.2% ▼ |
| 3-Year CAGR | -6.0% ▼ |
| 5-Year CAGR | -6.0% ▼ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (8.2%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 39079
Population: 1,448
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 39079
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 2,013 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is house hacking profitable in Goodman, MS?
Goodman, MS is a an attractive market for house hackers. FHA or conventional owner-occupant buyers find the $72K price point reasonable to enter.
Can you recycle capital via BRRRR in Goodman, MS?
BRRRR works a strong in Goodman, MS. With $72K ARVs and $756/mo rents, investors who buy right can refinance out most of their capital.
What type of investing works in Goodman, MS?
The best-fit strategy in Goodman, MS is value-add and BRRRR deals. That approach the rent and price profile of the market.
How much rent can I charge in Goodman, MS?
Rent in Goodman, MS is around $756/mo. The resulting rent-to-value relationship with $72K pricing is reasonable for most investor models.
Is Goodman, MS a 1% rule market?
Yes, many Goodman, MS properties clear the 1% rule. The rent-to-price ratio averages 1.05%, supported by $756/mo rents.
You know 39079 now. You don’t know where it ranks.
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How 39079 ranks in Jackson, MS
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