Real Estate Investing in Lena, Mississippi (39094)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39094 (Lena, 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: 20.9% of homes vacant — above national norms.
- Declining values: -0.7% 5-year CAGR — values have moved lower.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Lena, MS (39094)?
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Market Analysis: 39094 Lena
Put differently, ZIP 39094 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $167K median. It rewards specialists, not generalists.
Rent of $864/mo on a $167K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 39094 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Lena have seen price recovery that 39094 has not matched. Scott County data supports the view that the spread is structural rather than temporary.
Resident income in 39094 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Lena:
Market Trends
Home Value History (with trend line)
📊 How Does 39094 Compare?
| Metric | 39094 | Lena | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $167,379 | $167,379 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $864 | $864 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39094 (Lena, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $167,379 |
| Monthly Rent | $864 |
| Price-to-Rent | 16.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 3.4% |
📈 Home Appreciation
| 1-Year | +3.8% ▲ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | -0.7% ▼ |
| 10-Year CAGR | +1.2% ▲ |
🏠 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 (4.0%). 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 39094
Population: 3,640
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
Is Lena, MS landlord-friendly?
MS law landlord-friendly for landlords, and Lena inherits those rules. Investors should still review local ordinances for rental licensing.
Is Lena, MS a good place for real estate investing?
Lena, MS comes in at an investability rating of 3.0/5, with median home values near $167K and average rents around $864/mo. That combination puts it in the solid tier for investor interest.
How viable is house hacking in Lena, MS?
The house hack math a challenging in Lena, MS. Owner-occupant buyers benefit from the $864/mo rents and $167K home values.
What is the average monthly rent in Lena, MS?
Expect rents around $864/mo per month in Lena, MS. With home values at $167K, the yield math works out to reasonable levels for rental investors.
How expensive is real estate in Lena, MS?
The median home value in Lena, MS is roughly $167K. That puts it reasonable relative to the MS statewide average.
You know 39094 now. You don’t know where it ranks.
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How 39094 ranks in Jackson, MS
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