Real Estate Investing in McCool, Mississippi (39108)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39108 (McCool, 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: 38.2% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.1% CAGR).
- Elevated poverty: 29.1% poverty rate — can affect rent collection.
- Lower household income: $39,821 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 McCool, MS (39108)?
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Market Analysis: 39108 McCool
Looking more closely, ZIP 39108 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $141K median. It rewards specialists, not generalists.
The investment case in 39108 is resilient only for operators who understand what they are buying. A $141K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within MS, ZIP 39108 trails on several market indicators that neighboring Choctaw County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
Demographically, 39108 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Experienced landlords with local relationships tend to find 39108 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in McCool:
Market Trends
Home Value History (with trend line)
📊 How Does 39108 Compare?
| Metric | 39108 | McCool | Mississippi |
|---|---|---|---|
| Home Value | $140,929 | $140,929 | $186,446 |
| 5-Year CAGR | 1.1% | 1.1% | 4.0% |
| Avg Rent | $891 | $891 | - |
| Cap Rate | 4.9% | 4.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39108 (McCool, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $140,929 |
| Monthly Rent | $891 |
| Price-to-Rent | 13.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 4.9% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | -2.2% ▼ |
| 5-Year CAGR | +1.1% ▲ |
| 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 (4.9%). 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 39108
Population: 1,935
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 39108
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
What is the typical home price in McCool, MS?
McCool, MS median home values land near $141K. That is reasonable territory for investors looking at $891/mo-per-month rentals.
Are eviction rules reasonable in McCool, MS?
The landlord environment in McCool, MS is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is McCool, MS a good market for FHA house hackers?
For house hackers, McCool, MS is a challenging. The $891/mo rent on a unit helps defray the mortgage on a $141K property.
Is McCool in MS worth investing in?
With a 3.0/5 investability score, McCool, MS ranks as a solid market for rental property investors. Median prices of $141K and rents of $891/mo drive the underlying numbers.
What strategy should investors use in McCool, MS?
McCool, MS investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($141K prices, $891/mo rents) make it a reasonable choice.
You know 39108 now. You don’t know where it ranks.
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