Real Estate Investing in Lexington, Mississippi (39146)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39146 (Lexington, 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: 20.5% of homes vacant — above national norms.
- Declining values: -5.4% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 3.9% in the last year.
- Elevated poverty: 36.2% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Lexington, MS (39146)?
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Market Analysis: 39146 Lexington
ZIP 39146 in Lexington, MS carries a sturdy set of headwinds. Home values near $114K and rents of $972/mo sit inside a market where underwriting has to be tight.
The investment case in 39146 is healthy only for operators who understand what they are buying. A $114K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 39146's metrics run below Holmes County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 39146 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.
The right play in 39146 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Lexington:
Market Trends
Home Value History (with trend line)
📊 How Does 39146 Compare?
| Metric | 39146 | Lexington | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $113,506 | $107,160 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $972 | $896 | N/A | - |
| Cap Rate | 6.7% | 6.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39146 (Lexington, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $113,506 |
| Monthly Rent | $972 |
| Price-to-Rent | 9.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.3% |
| Cap Rate | 6.7% |
| 5-Year IRR | 1.3% |
📈 Home Appreciation
| 1-Year | -3.9% ▼ |
| 3-Year CAGR | -3.3% ▼ |
| 5-Year CAGR | -5.4% ▼ |
| 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 (6.7%). 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 39146
Population: 3,057
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
🎓 Nearby Colleges & Universities
Investor Insight: With 2,013 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical vacancy rate in Lexington, MS?
Rental vacancy in Lexington, MS is elevated. Investors should budget normal turnover but not chronic empty units.
Is Lexington, MS good for landlords?
Lexington, MS operates under MS law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
Are tenants stable in Lexington, MS?
Expect a solid tenant pool in Lexington, MS. The rental market absorbs $972/mo rents without meaningful friction.
Can I live-in-and-rent in Lexington, MS?
Lexington, MS is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $114K price point reasonable to enter.
How much should I expect to pay for a home in Lexington, MS?
Lexington, MS home values average about $114K. That price point suits investors targeting rentals with $972/mo in monthly income.
You know 39146 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 39146 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 39146 ranks in Jackson, MS
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