Real Estate Investing in Morton, Mississippi (39117)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39117 (Morton, 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.
- High vacancy: 12.7% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.6% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Morton, MS (39117)?
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Market Analysis: 39117 Morton
The 39117 ZIP in Morton, MS is a local-operator market. Outside capital chasing a $129K entry has to pair deep knowledge with the discount.
From a cash-flow lens, the numbers look inviting — $129K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39117 is substantial and deserves full respect.
The gap between 39117 and stronger Morton ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 39117 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.
Strategy in 39117 is an operator game, not a passive one. On balance, entry prices of $129K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Morton:
Market Trends
Home Value History (with trend line)
📊 How Does 39117 Compare?
| Metric | 39117 | Morton | Mississippi |
|---|---|---|---|
| Home Value | $129,003 | $129,003 | $186,446 |
| 5-Year CAGR | 0.6% | 0.6% | 4.0% |
| Avg Rent | $891 | $891 | - |
| Cap Rate | 5.4% | 5.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39117 (Morton, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $129,003 |
| Monthly Rent | $891 |
| Price-to-Rent | 12.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.3% |
| Cap Rate | 5.4% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +8.1% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +0.6% ▲ |
| 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 (5.4%). 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 39117
Population: 9,638
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 39117
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
Is Morton, MS a good market for buy-and-hold investors?
With a 3.0/5 investability score, Morton, MS ranks as a solid market for rental property investors. Median prices of $129K and rents of $891/mo drive the underlying numbers.
What is the typical vacancy rate in Morton, MS?
Vacancy risk in Morton, MS is elevated. That supports steady cash flow for typical rental holds.
How strong are rents in Morton, MS?
Rents in Morton, MS run near $891/mo. Compared with median home prices of $129K that produces solid gross yields for typical rentals.
How do experienced investors play Morton, MS?
In Morton, MS the robust play is typically careful cash-flow rentals with hands-on management. The combination of $129K prices and $891/mo rents suits that approach.
How viable is house hacking in Morton, MS?
House hacking in Morton, MS is reasonable to execute. Prices around $129K and rents of $891/mo solid owner-occupant economics.
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