Real Estate Investing in Louise, Mississippi (39097)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39097 (Louise, 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: 16.0% of homes vacant — above national norms.
- Elevated poverty: 45.3% poverty rate — can affect rent collection.
- Higher unemployment: 13.0% unemployment — tenant risk signal.
- Lower household income: $13,125 median — tenant affordability is tighter.
• 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 Louise, MS (39097)?
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Market Analysis: 39097 Louise
ZIP 39097 offers what many appreciation markets cannot: an affordable basis at $85K and rent support of $927/mo for rehab-driven equity creation in Humphreys County.
Investors in 39097 do not buy the market average — they buy the unit they can improve. $85K median pricing and $927/mo comps define the envelope within which the work has to pay.
Across Louise, pockets like 39097 represent the last affordable rungs of a rising ladder. The state-level data shows those rungs thinning.
Residents in 39097 skew younger than the county average, and that matters for rehab positioning. Younger renters respond to finishes, appliances, and in-unit laundry in ways that move rent.
The impressive opportunity in 39097 is buying the worst house on the block, fixing it, and renting it at the top of the local band. That is the strategy, repeated.
Here's what matters if you're considering buying a home in Louise:
Market Trends
Home Value History (with trend line)
📊 How Does 39097 Compare?
| Metric | 39097 | Louise | Mississippi |
|---|---|---|---|
| Home Value | $85,427 | $85,427 | $186,446 |
| 5-Year CAGR | 2.8% | 2.8% | 4.0% |
| Avg Rent | $927 | $927 | - |
| Cap Rate | 8.5% | 8.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39097 (Louise, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $85,427 |
| Monthly Rent | $927 |
| Price-to-Rent | 7.7:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 13.0% |
| Cap Rate | 8.5% |
| 5-Year IRR | 11.3% |
📈 Home Appreciation
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +3.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (8.5%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 39097
Population: 501
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
Where do home prices stand in Louise, MS?
Typical homes in Louise, MS go for around $85K. The 5-year CAGR of 0.0% measured price movement.
Does Louise, MS rent-to-price ratio clear the 1% rule?
The median property in Louise, MS ($85K at $927/mo rent) a 1.09% rent-to-price figure. Pure 1% deals require disciplined offer pricing.
Does house hacking make sense in Louise, MS?
The an attractive house-hack environment in Louise, MS reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Can you recycle capital via BRRRR in Louise, MS?
BRRRR viability in Louise, MS is a strong. Disciplined acquisition and rehab can hit the 75% LTV refinance target at market comps.
What kind of market is Louise, MS for investors?
Louise, MS rates 5.0/5 for investability. With median values at $85K and rents near $927/mo, the market offers reasonable fundamentals for rental investors.
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