Real Estate Investing in Cary, Mississippi (39054)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39054 (Cary, MS)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 9.7% vacancy may signal weakening demand.
- Elevated poverty: 21.5% poverty rate — can affect rent collection.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Cary, MS (39054)?
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Market Analysis: 39054 Cary
In practical terms, ZIP 39054 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $119K median. It rewards specialists, not generalists.
From a cash-flow lens, the numbers look inviting — $119K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39054 is substantial and deserves full respect.
Regionally, 39054 sits on the difficult end of the MS spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
The 39054 ZIP's population of 379 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
Experienced landlords with local relationships tend to find 39054 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 Cary:
Market Trends
Home Value History (with trend line)
📊 How Does 39054 Compare?
| Metric | 39054 | Cary | Mississippi |
|---|---|---|---|
| Home Value | $118,912 | $118,912 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $1,134 | $1,134 | - |
| Cap Rate | 7.4% | 7.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39054 (Cary, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $118,912 |
| Monthly Rent | $1,134 |
| Price-to-Rent | 8.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.4% |
| Cap Rate | 7.4% |
| 5-Year IRR | 9.4% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | N/A |
| 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%) is close to the estimated cap rate (7.4%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 39054
Population: 379
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 39054
Nearby Schools (3 more)
Schools in adjacent ZIP codes that may serve this area
SOUTH DELTA ELEMENTARY SCHOOL
SOUTH DELTA HIGH SCHOOL
SOUTH DELTA VOCATIONAL COMPLEX
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 should investors approach Cary, MS?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Cary, MS. The numbers - $119K homes against $1,134/mo rents - support that play.
How deep is the rental pool in Cary, MS?
Tenant quality in Cary, MS ranks as solid. Landlords generally report measured occupancy at market rents of $1,134/mo.
Are rents high in Cary, MS?
The typical rental in Cary, MS commands about $1,134/mo monthly. That rent profile measured cash flow against the $119K purchase basis.
Should investors worry about vacancy in Cary, MS?
Expect elevated vacancy in Cary, MS. Rents at $1,134/mo are absorbed by the tenant base without meaningful lag.
What is the typical home price in Cary, MS?
Cary, MS home values average about $119K. That price point suits investors targeting rentals with $1,134/mo in monthly income.
You know 39054 now. You don’t know where it ranks.
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