Real Estate Investing in Terry, Mississippi (39170)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39170 (Terry, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.9% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Terry, MS (39170)?
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Market Analysis: 39170 Terry
Not every below-median market is a bargain. Terry's 39170 ZIP shows signals that favor experienced operators who can absorb the risk $266K pricing implies.
The 39170 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 39170 and stronger Terry ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 39170 includes headwinds that any investor should price in. Income distribution skews lower than Terry averages, and tenant stability requires active management.
Strategy in 39170 is an operator game, not a passive one. Stepping back, entry prices of $266K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Terry:
Property Strategy for 39170
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $256,222 | $1,390 | 3.9% | +7.1% | $85,407 |
| 4BR | $363,013 | $1,540 | 3.1% | +5.9% | $90,753 |
Market Trends
Home Value History (with trend line)
📊 How Does 39170 Compare?
| Metric | 39170 | Terry | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $266,059 | $266,059 | N/A | $186,446 |
| 5-Year CAGR | 4.7% | 4.7% | N/A | 4.0% |
| Avg Rent | $1,044 | $1,044 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
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 39170 (Terry, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $266,059 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 21.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +2.9% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (3.1%). 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 39170
Population: 8,970
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 39170
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 1,727 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How tight is the rental market in Terry, MS?
Terry, MS carries elevated vacancy risk. Expect predictable absorption at market rents of $1,044/mo.
Is Terry, MS landlord-friendly?
MS law landlord-friendly for landlords, and Terry inherits those rules. Investors should still review local ordinances for rental licensing.
Is Terry in MS worth investing in?
Investors tracking Terry, MS will find a 3.0/5 rating supported by $266K median home values and $1,044/mo rents. That profile suits long-term holders targeting reliable returns.
Are tenants stable in Terry, MS?
Terry, MS draws a measured base of working renters. Demand at the $1,044/mo rent level is reasonable for standard single-family and small multi rentals.
What is the best play in Terry, MS?
For Terry, MS, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 39170 now. You don’t know where it ranks.
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How 39170 ranks in Jackson, MS
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