Real Estate Investing in Sallis, Mississippi (39160)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39160 (Sallis, 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: 30.1% of homes vacant — above national norms.
- Declining values: -1.2% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 10.0% in the last year.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Sallis, MS (39160)?
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Market Analysis: 39160 Sallis
ZIP 39160 inside Attala County looks affordable on the surface — median value of $113K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 39160 is notable only for operators who understand what they are buying. A $113K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 39160 sits on the difficult end of the MS spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
A solid renter share of 12% in 39160 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Sallis:
Market Trends
Home Value History (with trend line)
📊 How Does 39160 Compare?
| Metric | 39160 | Sallis | Mississippi |
|---|---|---|---|
| Home Value | $112,809 | $112,809 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $855 | $855 | - |
| Cap Rate | 5.9% | 5.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39160 (Sallis, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $112,809 |
| Monthly Rent | $855 |
| Price-to-Rent | 11.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.1% |
| Cap Rate | 5.9% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | -10.0% ▼ |
| 3-Year CAGR | -4.6% ▼ |
| 5-Year CAGR | -1.2% ▼ |
| 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 (5.9%). 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 39160
Population: 2,864
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 39160
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 2,013 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the smart move for investors in Sallis, MS?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Sallis, MS. The numbers - $113K homes against $855/mo rents - support that play.
How deep is the rental pool in Sallis, MS?
Tenant quality in Sallis, MS ranks as solid. Landlords generally report reliable occupancy at market rents of $855/mo.
Is Sallis, MS landlord-friendly?
Sallis, MS operates under MS law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
How does Sallis, MS rate as a rental market?
Yes - Sallis, MS a 3.0/5 investability score. With $113K home prices against $855/mo monthly rent, the market delivers a reasonable entry point for new investors.
Are homes affordable in Sallis, MS?
Homes in Sallis, MS typically sell near $113K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
You know 39160 now. You don’t know where it ranks.
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