Real Estate Investing in West, Mississippi (39192)
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Should you buy in 39192 (West, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 30.4% of homes vacant — above national norms.
- Declining values: -0.8% 5-year CAGR — values have moved lower.
- Lower household income: $36,161 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in West, MS (39192)?
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Market Analysis: 39192 West
This part of Attala County is not an easy win. The 39192 ZIP stands at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $126K asset, 39192 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in West have seen price recovery that 39192 has not matched. Attala County data supports the view that the spread is structural rather than temporary.
A resilient renter share of 12% in 39192 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 39192 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 West:
Market Trends
Home Value History (with trend line)
📊 How Does 39192 Compare?
| Metric | 39192 | West | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $125,904 | $125,904 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 5.4% | 5.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39192 (West, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $125,904 |
| Monthly Rent | $873 |
| Price-to-Rent | 12.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.3% |
| Cap Rate | 5.4% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | -1.5% ▼ |
| 3-Year CAGR | -1.0% ▼ |
| 5-Year CAGR | -0.8% ▼ |
| 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 (5.4%). 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.
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Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 39192
Population: 1,951
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
Frequently Asked Questions
How should investors approach West, MS?
The best-fit strategy in West, MS is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What is the median home value in West, MS?
The median home value in West, MS is roughly $126K. That puts it reasonable relative to the MS statewide average.
How does West, MS rate as a rental market?
Yes - West, MS a 3.0/5 investability score. With $126K home prices against $873/mo monthly rent, the market delivers a reasonable entry point for new investors.
How tight is the rental market in West, MS?
Occupancy in West, MS runs measured with elevated vacancy. Well-priced units at $873/mo lease on reasonable timelines.
Does house hacking work in West, MS?
The house hack math a challenging in West, MS. Owner-occupant buyers benefit from the $873/mo rents and $126K home values.
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How 39192 ranks in Jackson, MS
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