Real Estate Investing in Fayette, Mississippi (39096)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39096 (Fayette, 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: 36.9% of homes vacant — above national norms.
- Declining values: -8.5% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 15.2% in the last year.
- Lower household income: $35,298 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 Fayette, MS (39096)?
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Market Analysis: 39096 Fayette
ZIP 39096 in Fayette, MS carries a impressive set of headwinds. Home values near $119K and rents of $774/mo sit inside a market where underwriting has to be tight.
From a cash-flow lens, the numbers look inviting — $119K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39096 is substantial and deserves full respect.
Within MS, ZIP 39096 trails on several market indicators that neighboring Jefferson County submarkets outperform. The gap is real and healthy enough to shape underwriting.
The demographic picture in 39096 includes headwinds that any investor should price in. Income distribution skews lower than Fayette averages, and tenant stability requires active management.
Distressed ZIPs reward experience. impressive returns are possible in 39096, 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 Fayette:
Property Strategy for 39096
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $102,186 | $1,120 | 7.9% | -5.1% | $34,062 |
| 4BR | $166,743 | $1,140 | 4.9% | -1.3% | $41,686 |
Market Trends
Home Value History (with trend line)
📊 How Does 39096 Compare?
| Metric | 39096 | Fayette | Mississippi |
|---|---|---|---|
| Home Value | $118,636 | $100,612 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $774 | $765 | - |
| Cap Rate | 5.1% | 6.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39096 (Fayette, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $118,636 |
| Monthly Rent | $774 |
| Price-to-Rent | 12.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.8% |
| Cap Rate | 5.1% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -15.2% ▼ |
| 3-Year CAGR | -8.0% ▼ |
| 5-Year CAGR | -8.5% ▼ |
| 10-Year CAGR | -3.3% ▼ |
🏠 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 (5.1%). 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 39096
Population: 2,267
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How does Fayette, MS stack up for property investment?
Fayette, MS rates 3.0/5 for investability. With median values at $119K and rents near $774/mo, the market offers reasonable fundamentals for rental investors.
What is the rental occupancy rate in Fayette, MS?
Vacancy risk in Fayette, MS is elevated. That supports measured cash flow for typical rental holds.
How much rent can I charge in Fayette, MS?
Investors in Fayette, MS typically see rents near $774/mo per month against $119K home values - a solid setup for rental cash flow.
What strategy should investors use in Fayette, MS?
Fayette, MS investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($119K prices, $774/mo rents) make it a reasonable choice.
What is the tenant pool like in Fayette, MS?
Fayette, MS offers a steady renter base at the $774/mo rent level. Tenant turnover is reasonable for well-managed properties.
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