Real Estate Investing in Bentonia, Mississippi (39040)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39040 (Bentonia, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 17.0% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Bentonia, MS (39040)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 39040 Bentonia
This part of Yazoo is not an easy win. The 39040 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 39040 can be a a viable market for hunting ground — but the discount at $158K reflects genuine risk that outside investors often underestimate.
In the broader MS picture, 39040 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A significant renter share of 37% in 39040 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 39040 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Bentonia:
Market Trends
Home Value History (with trend line)
📊 How Does 39040 Compare?
| Metric | 39040 | Bentonia | Mississippi |
|---|---|---|---|
| Home Value | $158,229 | $158,229 | $186,446 |
| 5-Year CAGR | 2.3% | 2.3% | 4.0% |
| Avg Rent | $972 | $972 | - |
| Cap Rate | 4.8% | 4.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39040 (Bentonia, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $158,229 |
| Monthly Rent | $972 |
| Price-to-Rent | 13.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.4% |
| Cap Rate | 4.8% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +10.1% ▲ |
| 3-Year CAGR | +6.3% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 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 (4.8%). 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 39040
Population: 3,643
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 39040
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 typical rental rate in Bentonia, MS?
Expect rents around $972/mo per month in Bentonia, MS. With home values at $158K, the yield math works out to reasonable levels for rental investors.
Are tenants stable in Bentonia, MS?
The tenant pool in Bentonia, MS is solid, supported by local employment and population fundamentals. Rents of $972/mo are well-absorbed by the market.
Which investment style suits Bentonia, MS?
Most investors in Bentonia, MS run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Does house hacking make sense in Bentonia, MS?
For house hackers, Bentonia, MS is a challenging. The $972/mo rent on a unit helps defray the mortgage on a $158K property.
How quickly do rentals get leased in Bentonia, MS?
Bentonia, MS sees elevated vacancy, which is reasonable relative to the broader MS rental market.
You know 39040 now. You don’t know where it ranks.
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