Real Estate Investing in Vicksburg, Mississippi (39180)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39180 (Vicksburg, 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: 20.2% of homes vacant — above national norms.
What’s happening in Vicksburg, MS (39180)?
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Market Analysis: 39180 Vicksburg
Investors eyeing 39180 need to respect the fundamentals at play. Home values of $145K come alongside slower price movement and elevated management overhead.
Rent of $824/mo on a $145K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 39180 sits below the stated 0.0% once reality is priced in.
The gap between 39180 and stronger Vicksburg ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 39180 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 39180 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Vicksburg:
Property Strategy for 39180
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $159,725 | $1,200 | 5.4% | +5.5% | $53,242 |
| 4BR | $259,131 | $1,350 | 3.8% | +6.2% | $64,783 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 39180 Compare?
| Metric | 39180 | Vicksburg | Vicksburg, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $144,763 | $148,753 | N/A | $186,446 |
| 5-Year CAGR | 1.6% | 1.0% | N/A | 4.0% |
| Avg Rent | $824 | $831 | N/A | - |
| Cap Rate | 4.4% | 4.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39180 (Vicksburg, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $144,763 |
| Monthly Rent | $824 |
| Price-to-Rent | 14.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.4% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +1.6% ▲ |
| 10-Year CAGR | +2.2% ▲ |
🏠 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 (4.4%). 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 39180
Population: 29,311
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 39180
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
Are homes affordable in Vicksburg, MS?
Homes in Vicksburg, MS typically sell near $145K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
Is Vicksburg, MS a good place for real estate investing?
Vicksburg, MS scores 3.0/5 for investability. Home values sit at $145K and rents near $824/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How strong is the working-renter base in Vicksburg, MS?
Vicksburg, MS draws a steady base of working renters. Demand at the $824/mo rent level is reasonable for standard single-family and small multi rentals.
How high is vacancy risk in Vicksburg, MS?
Occupancy in Vicksburg, MS runs steady with elevated vacancy. Well-priced units at $824/mo lease on reasonable timelines.
Is Vicksburg, MS better for rentals, flips, or BRRRR?
A careful cash-flow rentals with hands-on management strategy Vicksburg, MS best. The market produces steady results for that approach at the $145K price point.
You know 39180 now. You don’t know where it ranks.
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