Real Estate Investing in Vaughan, Mississippi (39179)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39179 (Vaughan, MS)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 15.8% of homes vacant — above national norms.
• 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 Vaughan, MS (39179)?
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Market Analysis: 39179 Vaughan
The 39179 ZIP in Vaughan, MS is a local-operator market. Outside capital chasing a $161K entry has to pair deep knowledge with the discount.
The investment case in 39179 is resilient only for operators who understand what they are buying. A $161K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 39179 sits on the difficult end of the MS spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 39179 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 39179 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 Vaughan:
Market Trends
Home Value History (with trend line)
📊 How Does 39179 Compare?
| Metric | 39179 | Vaughan | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $160,973 | $160,973 | N/A | $186,446 |
| 5-Year CAGR | 3.9% | 3.9% | N/A | 4.0% |
| Avg Rent | $990 | $990 | N/A | - |
| 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 39179 (Vaughan, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $160,973 |
| Monthly Rent | $990 |
| Price-to-Rent | 13.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.4% |
| Cap Rate | 4.8% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +15.4% ▲ |
| 3-Year CAGR | +8.3% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 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 39179
Population: 904
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 39179
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 average home sale price in Vaughan, MS?
Expect median prices around $161K in Vaughan, MS. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
Are landlord laws favorable in Vaughan, MS?
Rental owners in Vaughan, MS deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How strong is tenant demand in Vaughan, MS?
Vaughan, MS draws a stable base of working renters. Demand at the $990/mo rent level is reasonable for standard single-family and small multi rentals.
How much is rent in Vaughan, MS?
Vaughan, MS rentals go for roughly $990/mo a month. That puts gross yield in solid territory relative to $161K acquisition costs.
Do rentals sit vacant long in Vaughan, MS?
Expect elevated vacancy in Vaughan, MS. Rents at $990/mo are absorbed by the tenant base without meaningful lag.
You know 39179 now. You don’t know where it ranks.
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How 39179 ranks in Jackson, MS
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