Real Estate Investing in Raymond, Mississippi (39154)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39154 (Raymond, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.7% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Raymond, MS (39154)?
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Market Analysis: 39154 Raymond
The 39154 ZIP in Raymond, MS is a local-operator market. Outside capital chasing a $258K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 39154 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 39154 sits on the difficult end of the MS spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
The 39154 ZIP's population of 9,036 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
The 39154 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 Raymond:
Property Strategy for 39154
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $252,645 | $1,590 | 4.5% | +6.4% | $84,215 |
| 4BR | $360,925 | $1,760 | 3.5% | +5.4% | $90,231 |
Market Trends
Home Value History (with trend line)
📊 How Does 39154 Compare?
| Metric | 39154 | Raymond | Mississippi |
|---|---|---|---|
| Home Value | $258,025 | $258,025 | $186,446 |
| 5-Year CAGR | 3.9% | 3.9% | 4.0% |
| Avg Rent | $1,197 | $1,197 | - |
| Cap Rate | 3.6% | 3.6% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39154 (Raymond, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $258,025 |
| Monthly Rent | $1,197 |
| Price-to-Rent | 18.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 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 (3.6%). 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 39154
Population: 9,036
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 39154
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,727 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is rental property easy to operate in Raymond, MS?
Landlord-friendliness in Raymond, MS is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Is it easy to find good tenants in Raymond, MS?
Tenant demand in Raymond, MS is solid. The local workforce $1,197/mo rents across most rental classes.
What are home prices like in Raymond, MS?
The median home value in Raymond, MS is roughly $258K. That puts it reasonable relative to the MS statewide average.
How high is vacancy risk in Raymond, MS?
Vacancy risk in Raymond, MS is elevated. That supports predictable cash flow for typical rental holds.
Can I live-in-and-rent in Raymond, MS?
The house hack math a challenging in Raymond, MS. Owner-occupant buyers benefit from the $1,197/mo rents and $258K home values.
You know 39154 now. You don’t know where it ranks.
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