Real Estate Investing in Utica, Mississippi (39086)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39086 (Utica, 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: 39.9% of homes vacant — above national norms.
- Declining values: -5.0% 5-year CAGR — values have moved lower.
- Elevated poverty: 32.4% poverty rate — can affect rent collection.
- Lower household income: $27,083 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Utica, MS (39086)?
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Market Analysis: 39086 Utica
Investors eyeing 39086 need to respect the fundamentals at play. Home values of $126K come alongside slower price movement and elevated management overhead.
Meanwhile, the numbers look inviting — $126K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39086 is substantial and deserves full respect.
Nearby ZIPs in Utica have seen price recovery that 39086 has not matched. Claiborne County data supports the view that the spread is structural rather than temporary.
On balance, 1,736 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.
Strategically, 39086 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Utica:
Market Trends
Home Value History (with trend line)
📊 How Does 39086 Compare?
| Metric | 39086 | Utica | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $125,930 | $123,181 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $846 | $905 | N/A | - |
| Cap Rate | 5.2% | 5.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39086 (Utica, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $125,930 |
| Monthly Rent | $846 |
| Price-to-Rent | 12.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.1% |
| Cap Rate | 5.2% |
| 5-Year IRR | 0.3% |
📈 Home Appreciation
| 1-Year | +0.5% ▲ |
| 3-Year CAGR | -1.2% ▼ |
| 5-Year CAGR | -5.0% ▼ |
| 10-Year CAGR | N/A |
🏠 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 (5.2%). 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 39086
Population: 1,736
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
Frequently Asked Questions
Does Utica, MS make sense for an investment property?
Yes - Utica, MS a 3.0/5 investability score. With $126K home prices against $846/mo monthly rent, the market delivers a reasonable entry point for new investors.
What price range are homes in Utica, MS?
Homes in Utica, MS typically sell near $126K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
What is the rental occupancy rate in Utica, MS?
Rental vacancy in Utica, MS is elevated. Investors should budget normal turnover but not chronic empty units.
How landlord-friendly is Utica, MS?
MS law landlord-friendly for landlords, and Utica inherits those rules. Investors should still review local ordinances for rental licensing.
What is the average monthly rent in Utica, MS?
The typical rental in Utica, MS commands about $846/mo monthly. That rent profile stable cash flow against the $126K purchase basis.
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How 39086 ranks in Jackson, MS
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