Real Estate Investing in Wesson, Mississippi (39191)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39191 (Wesson, 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: 24.9% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Wesson, MS (39191)?
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Market Analysis: 39191 Wesson
This part of Lincoln County is not an easy win. The 39191 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 39191 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 39191's metrics run below Lincoln County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 39191 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 39191 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 Wesson:
Market Trends
Home Value History (with trend line)
📊 How Does 39191 Compare?
| Metric | 39191 | Wesson | Brookhaven, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $180,623 | $180,623 | N/A | $186,446 |
| 5-Year CAGR | 1.5% | 1.5% | N/A | 4.0% |
| Avg Rent | $945 | $945 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39191 (Wesson, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $180,623 |
| Monthly Rent | $945 |
| Price-to-Rent | 15.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +1.5% ▲ |
| 10-Year CAGR | +3.3% ▲ |
🏠 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 (4.1%). 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 39191
Population: 7,653
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 39191
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 694 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the smart move for investors in Wesson, MS?
Most investors in Wesson, MS run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is the typical renter like in Wesson, MS?
Tenant quality in Wesson, MS ranks as solid. Landlords generally report even-keeled occupancy at market rents of $945/mo.
What price range are homes in Wesson, MS?
Median home price in Wesson, MS is near $181K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
How strict are landlord regulations in Wesson, MS?
Wesson, MS operates under MS law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
Can owner-occupants cash flow in Wesson, MS?
Wesson, MS is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $181K price point reasonable to enter.
You know 39191 now. You don’t know where it ranks.
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How 39191 ranks in Brookhaven, MS
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