Real Estate Investing in Vicksburg, Mississippi (39183)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39183 (Vicksburg, 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: 24.8% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.4% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Vicksburg, MS (39183)?
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Market Analysis: 39183 Vicksburg
This part of Warren County is not an easy win. The 39183 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $153K asset, 39183 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Vicksburg have seen price recovery that 39183 has not matched. Warren County data supports the view that the spread is structural rather than temporary.
Employment concentration in 39183 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 39183 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 Vicksburg:
Property Strategy for 39183
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $201,192 | $1,160 | 4.2% | +5.9% | $67,064 |
| 4BR | $289,378 | $1,350 | 3.4% | +6.0% | $72,344 |
Market Trends
Home Value History (with trend line)
📊 How Does 39183 Compare?
| Metric | 39183 | Vicksburg | Vicksburg, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $152,743 | $148,753 | N/A | $186,446 |
| 5-Year CAGR | 0.4% | 1.0% | N/A | 4.0% |
| Avg Rent | $837 | $831 | N/A | - |
| Cap Rate | 4.3% | 4.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39183 (Vicksburg, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $152,743 |
| Monthly Rent | $837 |
| Price-to-Rent | 15.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +0.4% ▲ |
| 10-Year CAGR | +1.7% ▲ |
🏠 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 (4.3%). 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 39183
Population: 13,419
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 39183
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
What is the best play in Vicksburg, MS?
A careful cash-flow rentals with hands-on management strategy Vicksburg, MS best. The market produces predictable results for that approach at the $153K price point.
What kind of tenants rent in Vicksburg, MS?
The tenant pool in Vicksburg, MS is solid, supported by local employment and population fundamentals. Rents of $837/mo are well-absorbed by the market.
Is Vicksburg, MS good for landlords?
The landlord environment in Vicksburg, MS is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Can I house hack in Vicksburg, MS?
The a challenging house-hack environment in Vicksburg, MS reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the average monthly rent in Vicksburg, MS?
Rental rates in Vicksburg, MS average $837/mo. Tenant demand and $153K home values make the yield look reasonable by investor standards.
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