Real Estate Investing in Kosciusko, Mississippi (39090)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39090 (Kosciusko, 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: 17.4% of homes vacant — above national norms.
- Declining values: -2.2% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 7.4% in the last year.
- Elevated poverty: 20.3% 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 Kosciusko, MS (39090)?
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Market Analysis: 39090 Kosciusko
Not every below-median market is a bargain. Kosciusko's 39090 ZIP records signals that favor experienced operators who can absorb the risk $113K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 39090 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader MS picture, 39090 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 39090 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Kosciusko's stable or hybrid ZIPs before stepping into 39090. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Kosciusko:
Property Strategy for 39090
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $59,314 | $930 | 11.3% | — | $29,657 |
| 3BR | $112,955 | $1,130 | 7.2% | +0.3% | $37,652 |
| 4BR | $198,968 | $1,240 | 4.5% | +2.0% | $49,742 |
Market Trends
Home Value History (with trend line)
📊 How Does 39090 Compare?
| Metric | 39090 | Kosciusko | Mississippi |
|---|---|---|---|
| Home Value | $113,378 | $113,378 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $837 | $837 | - |
| Cap Rate | 5.8% | 5.8% | - |
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 39090 (Kosciusko, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $113,378 |
| Monthly Rent | $837 |
| Price-to-Rent | 11.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.9% |
| Cap Rate | 5.8% |
| 5-Year IRR | 3.6% |
📈 Home Appreciation
| 1-Year | -7.4% ▼ |
| 3-Year CAGR | -5.6% ▼ |
| 5-Year CAGR | -2.2% ▼ |
| 10-Year CAGR | +1.7% ▲ |
🏠 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 (5.8%). 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 39090
Population: 11,811
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 39090
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
How do home values compare in Kosciusko, MS?
Kosciusko, MS home values average about $113K. That price point suits investors targeting rentals with $837/mo in monthly income.
What do rentals go for in Kosciusko, MS?
Expect rents around $837/mo per month in Kosciusko, MS. With home values at $113K, the yield math works out to reasonable levels for rental investors.
How landlord-friendly is Kosciusko, MS?
For rental operators, Kosciusko, MS rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How does Kosciusko, MS stack up for property investment?
Kosciusko, MS scores 3.0/5 for investability. Home values sit at $113K and rents near $837/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the tenant pool like in Kosciusko, MS?
Kosciusko, MS offers a even-keeled renter base at the $837/mo rent level. Tenant turnover is reasonable for well-managed properties.
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