Real Estate Investing in Tchula, Mississippi (39169)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39169 (Tchula, 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: 21.5% of homes vacant — above national norms.
- Declining values: -10.2% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 14.4% in the last year.
- Elevated poverty: 38.2% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Tchula, MS (39169)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 39169 Tchula
Not every below-median market is a bargain. Tchula's 39169 ZIP reflects signals that favor experienced operators who can absorb the risk $78K pricing implies.
Rent of $756/mo on a $78K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 39169 sits below the stated 0.0% once reality is priced in.
From a cash-flow lens, 39169 offers a low basis, the region around Tchula has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 39169 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 39169 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 Tchula:
Market Trends
Home Value History (with trend line)
📊 How Does 39169 Compare?
| Metric | 39169 | Tchula | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $77,769 | $77,769 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $756 | $756 | N/A | - |
| Cap Rate | 7.6% | 7.6% | - | - |
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 39169 (Tchula, MS). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 39169 (Tchula, MS)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $77,769 |
| Monthly Rent | $756 |
| Price-to-Rent | 8.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.7% |
| Cap Rate | 7.6% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -14.4% ▼ |
| 3-Year CAGR | -9.3% ▼ |
| 5-Year CAGR | -10.2% ▼ |
| 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%) is close to the estimated cap rate (7.6%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 39169
Population: 2,939
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 39169
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 are home prices like in Tchula, MS?
Homes in Tchula, MS typically sell near $78K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
How much rent can I charge in Tchula, MS?
Average rent in Tchula, MS is approximately $756/mo per month. Against $78K home values that yields a reasonable rent-to-price ratio.
Is rental property easy to operate in Tchula, MS?
MS ranks as a landlord-friendly state for landlord-tenant law. Tchula generally follows the statewide framework, so landlords face reasonable operating rules.
Can I house hack in Tchula, MS?
House hacking in Tchula, MS is a challenging. With home values around $78K and rents at $756/mo, owner-occupants can offset a meaningful share of PITI.
Is the tenant base reliable in Tchula, MS?
Tenant quality in Tchula, MS ranks as solid. Landlords generally report reliable occupancy at market rents of $756/mo.
You know 39169 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 39169 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 39169 ranks in Jackson, MS
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 39169 (Tchula)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 39169 (Tchula, MS).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.