Real Estate Investing in Pattison, Mississippi (39144)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39144 (Pattison, MS)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 41.2% of homes vacant — above national norms.
- 1-year downturn: Values declined 7.4% in the last year.
- Elevated poverty: 48.6% poverty rate — can affect rent collection.
- Lower household income: $22,321 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 Pattison, MS (39144)?
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Market Analysis: 39144 Pattison
This part of Claiborne County is not an easy win. The 39144 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $756/mo on a $128K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 39144 sits below the stated 0.0% once reality is priced in.
In the broader MS picture, 39144 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 39144 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. durable returns are possible in 39144, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Pattison:
Market Trends
Home Value History (with trend line)
📊 How Does 39144 Compare?
| Metric | 39144 | Pattison | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $128,280 | $128,280 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $756 | $756 | N/A | - |
| Cap Rate | 4.6% | 4.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39144 (Pattison, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $128,280 |
| Monthly Rent | $756 |
| Price-to-Rent | 14.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.1% |
| Cap Rate | 4.6% |
| 5-Year IRR | 0.1% |
📈 Home Appreciation
| 1-Year | -7.4% ▼ |
| 3-Year CAGR | -4.5% ▼ |
| 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%) exceeds the estimated cap rate (4.6%). 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 39144
Population: 739
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
What are home prices like in Pattison, MS?
Homes in Pattison, MS typically sell near $128K. Prices have moved at a 0.0% 5-year CAGR, which stable long-term demand.
How qualified is the tenant pool in Pattison, MS?
Pattison, MS draws a consistent base of working renters. Demand at the $756/mo rent level is reasonable for standard single-family and small multi rentals.
Does house hacking work in Pattison, MS?
For house hackers, Pattison, MS is a challenging. The $756/mo rent on a unit helps defray the mortgage on a $128K property.
What are rental rates like in Pattison, MS?
Pattison, MS rentals go for roughly $756/mo a month. That puts gross yield in solid territory relative to $128K acquisition costs.
How do landlord-tenant laws work in Pattison, MS?
The landlord environment in Pattison, MS is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
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