Real Estate Investing in Magee, Mississippi (39111)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39111 (Magee, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 19.0% of homes vacant — above national norms.
- Elevated poverty: 21.5% 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 Magee, MS (39111)?
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Market Analysis: 39111 Magee
The 39111 ZIP in Magee, MS is a local-operator market. Outside capital chasing a $170K entry has to pair deep knowledge with the discount.
Put differently, the numbers look inviting — $170K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39111 is substantial and deserves full respect.
The gap between 39111 and stronger Magee ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 39111 ZIP's population of 8,927 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
Strategy in 39111 is an operator game, not a passive one. On balance, entry prices of $170K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Magee:
Market Trends
Home Value History (with trend line)
📊 How Does 39111 Compare?
| Metric | 39111 | Magee | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $170,285 | $170,285 | N/A | $186,446 |
| 5-Year CAGR | 1.7% | 1.7% | N/A | 4.0% |
| Avg Rent | $765 | $765 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39111 (Magee, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $170,285 |
| Monthly Rent | $765 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 5.2% |
📈 Home Appreciation
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | +3.0% ▲ |
🏠 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 (3.5%). 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 39111
Population: 8,927
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 39111
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 much is rent in Magee, MS?
Rents in Magee, MS run near $765/mo. Compared with median home prices of $170K that produces solid gross yields for typical rentals.
How much should I expect to pay for a home in Magee, MS?
Expect median prices around $170K in Magee, MS. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
What are vacancy rates like in Magee, MS?
Magee, MS sees elevated vacancy, which is reasonable relative to the broader MS rental market.
Are renters plentiful in Magee, MS?
Magee, MS draws a stable base of working renters. Demand at the $765/mo rent level is reasonable for standard single-family and small multi rentals.
Is Magee, MS a smart market for rental property?
With a 2.0/5 investability score, Magee, MS ranks as a solid market for rental property investors. Median prices of $170K and rents of $765/mo drive the underlying numbers.
You know 39111 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 39111 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 39111 ranks in Jackson, MS
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