Real Estate Investing in Silver City, Mississippi (39166)
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Should you buy in 39166 (Silver City, 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: 17.7% of homes vacant — above national norms.
- Declining values: -0.7% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 6.2% in the last year.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Silver City, MS (39166)?
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Market Analysis: 39166 Silver City
The 39166 ZIP in Silver City, MS is a local-operator market. Outside capital chasing a $113K entry has to pair deep knowledge with the discount.
The investment case in 39166 is sturdy only for operators who understand what they are buying. A $113K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 39166's metrics run below Humphreys's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 39166 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 39166 is an operator game, not a passive one. From a cash-flow lens, entry prices of $113K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Silver City:
Market Trends
Home Value History (with trend line)
📊 How Does 39166 Compare?
| Metric | 39166 | Silver City | Mississippi |
|---|---|---|---|
| Home Value | $112,808 | $112,808 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $819 | $819 | - |
| Cap Rate | 5.7% | 5.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39166 (Silver City, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $112,808 |
| Monthly Rent | $819 |
| Price-to-Rent | 11.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.7% |
| Cap Rate | 5.7% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | -6.2% ▼ |
| 3-Year CAGR | -1.0% ▼ |
| 5-Year CAGR | -0.7% ▼ |
| 10-Year CAGR | +2.0% ▲ |
🏠 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 (5.7%). 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.
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Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 39166
Population: 429
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
Frequently Asked Questions
How do home values compare in Silver City, MS?
Silver City, MS median home values land near $113K. That is reasonable territory for investors looking at $819/mo-per-month rentals.
Are rents high in Silver City, MS?
Investors in Silver City, MS typically see rents near $819/mo per month against $113K home values - a solid setup for rental cash flow.
How strong is the working-renter base in Silver City, MS?
Silver City, MS draws a predictable base of working renters. Demand at the $819/mo rent level is reasonable for standard single-family and small multi rentals.
What is the smart move for investors in Silver City, MS?
The best-fit strategy in Silver City, MS is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Can owner-occupants cash flow in Silver City, MS?
For house hackers, Silver City, MS is a challenging. The $819/mo rent on a unit helps defray the mortgage on a $113K property.
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