Real Estate Investing in Natchez, Mississippi (39120)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39120 (Natchez, 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: 21.5% of homes vacant — above national norms.
- Declining values: -2.3% 5-year CAGR — values have moved lower.
- Elevated poverty: 20.7% poverty rate — can affect rent collection.
- Lower household income: $38,255 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 Natchez, MS (39120)?
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Market Analysis: 39120 Natchez
Investors eyeing 39120 need to respect the fundamentals at play. Home values of $122K come alongside slower price movement and elevated management overhead.
On the rental side, the numbers look inviting — $122K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39120 is substantial and deserves full respect.
Regionally, 39120 sits on the difficult end of the MS spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 39120 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 39120 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Natchez:
Property Strategy for 39120
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $161,457 | $1,120 | 5.0% | +3.1% | $53,819 |
| 4BR | $260,963 | $1,120 | 3.1% | +4.5% | $65,241 |
Market Trends
Home Value History (with trend line)
📊 How Does 39120 Compare?
| Metric | 39120 | Natchez | Natchez, MS-LA | Mississippi |
|---|---|---|---|---|
| Home Value | $122,127 | $122,127 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $765 | $765 | N/A | - |
| 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 39120 (Natchez, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $122,127 |
| Monthly Rent | $765 |
| Price-to-Rent | 13.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 2.5% |
📈 Home Appreciation
| 1-Year | +1.3% ▲ |
| 3-Year CAGR | -2.6% ▼ |
| 5-Year CAGR | -2.3% ▼ |
| 10-Year CAGR | +0.5% ▲ |
🏠 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 39120
Population: 29,212
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 39120
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 Natchez, MS better for rentals, flips, or BRRRR?
A careful cash-flow rentals with hands-on management strategy Natchez, MS best. The market produces steady results for that approach at the $122K price point.
Do landlords face vacancy issues in Natchez, MS?
Natchez, MS sees elevated vacancy, which is reasonable relative to the broader MS rental market.
What kind of market is Natchez, MS for investors?
The 3.0/5 investability rating in Natchez, MS reflects its $122K prices and $765/mo rents. Investors generally consider it a solid option within MS.
Is the tenant base reliable in Natchez, MS?
Natchez, MS draws a reliable base of working renters. Demand at the $765/mo rent level is reasonable for standard single-family and small multi rentals.
How do landlord-tenant laws work in Natchez, MS?
Rental owners in Natchez, MS deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
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How 39120 ranks in Natchez, MS-LA
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