Real Estate Investing in Lake, Mississippi (39092)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39092 (Lake, MS)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 17.9% of homes vacant — above national norms.
- Elevated poverty: 21.0% poverty rate — can affect rent collection.
- Higher unemployment: 7.1% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Lake, MS (39092)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 39092 Lake
This part of Scott County is not an easy win. The 39092 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Turning to rents, the numbers look inviting — $135K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39092 is substantial and deserves full respect.
The gap between 39092 and stronger Lake ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 39092 ZIP's population of 3,323 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Distressed ZIPs reward experience. significant returns are possible in 39092, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Lake:
Market Trends
Home Value History (with trend line)
📊 How Does 39092 Compare?
| Metric | 39092 | Lake | Mississippi |
|---|---|---|---|
| Home Value | $135,185 | $135,185 | $186,446 |
| 5-Year CAGR | 1.7% | 1.7% | 4.0% |
| Avg Rent | $765 | $765 | - |
| Cap Rate | 4.4% | 4.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39092 (Lake, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $135,185 |
| Monthly Rent | $765 |
| Price-to-Rent | 14.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.4% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +17.4% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +1.7% ▲ |
| 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 (4.4%). 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 39092
Population: 3,323
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 39092
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
Should investors worry about vacancy in Lake, MS?
Vacancy risk in Lake, MS is elevated. That supports predictable cash flow for typical rental holds.
What strategy should investors use in Lake, MS?
Most investors in Lake, 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.
Does Lake, MS make sense for an investment property?
Lake, MS registers an investability rating of 3.0/5, with median home values near $135K and average rents around $765/mo. That combination puts it in the durable tier for investor interest.
How viable is house hacking in Lake, MS?
Lake, MS is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $135K price point reasonable to enter.
Where do rents currently stand in Lake, MS?
Expect rents around $765/mo per month in Lake, MS. With home values at $135K, the yield math works out to reasonable levels for rental investors.
You know 39092 now. You don’t know where it ranks.
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