Real Estate Investing in Yazoo City, Mississippi (39194)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39194 (Yazoo City, MS)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 15.0% of homes vacant — above national norms.
- Declining values: -0.7% 5-year CAGR — values have moved lower.
- Elevated poverty: 26.5% poverty rate — can affect rent collection.
- Lower household income: $35,754 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 Yazoo City, MS (39194)?
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Market Analysis: 39194 Yazoo City
Within Yazoo County, the 39194 ZIP registers a lower entry point around $85K. In practical terms, operators who can improve stock here typically see outsized uplift.
Value-add is the defining thesis in 39194. Homes trade near $85K, well below the state median, and rehabbed comps tend to clear meaningfully higher — a classic forced-equity setup.
Comparing Yazoo City submarkets, ZIP 39194 offers an entry cost that most surrounding neighborhoods have moved past. The resilient delta is the opportunity.
Demographically, 39194 is a working ZIP — not a luxury market. That profile is exactly what value-add operators need in order to price their renovated product correctly.
Flippers with local expertise can do well in 39194. Out-of-state investors should partner with boots-on-the-ground operators or skip the ZIP entirely.
Here's what matters if you're considering buying a home in Yazoo City:
Property Strategy for 39194
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $133,034 | $1,180 | 6.4% | +5.5% | $44,345 |
| 4BR | $215,527 | $1,270 | 4.2% | +5.4% | $53,882 |
Market Trends
Home Value History (with trend line)
📊 How Does 39194 Compare?
| Metric | 39194 | Yazoo City | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $84,630 | $84,630 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $864 | $864 | N/A | - |
| Cap Rate | 8.0% | 8.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39194 (Yazoo City, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $84,630 |
| Monthly Rent | $864 |
| Price-to-Rent | 8.2:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 12.3% |
| Cap Rate | 8.0% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +2.9% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | -0.7% ▼ |
| 10-Year CAGR | -1.3% ▼ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (8.0%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 39194
Population: 19,699
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 39194
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
How close is Yazoo City, MS to meeting the 1% rule?
Hitting the 1% rule in Yazoo City, MS is realistic given the 1.02% average rent-to-price. Most value-add properties push well above that line.
Are there BRRRR deals in Yazoo City, MS?
Investors running BRRRR in Yazoo City, MS see a strong outcomes. Deal flow and rehab execution matter more than the macro here.
What is the typical home price in Yazoo City, MS?
The median home value in Yazoo City, MS is roughly $85K. That puts it reasonable relative to the MS statewide average.
What is the smart move for investors in Yazoo City, MS?
Investors usually favor value-add and BRRRR deals in Yazoo City, MS. With home values at $85K and rents near $864/mo, other strategies can work but produce even-keeled rather than outsized returns.
Are rents high in Yazoo City, MS?
Rental rates in Yazoo City, MS average $864/mo. Tenant demand and $85K home values make the yield look reasonable by investor standards.
You know 39194 now. You don’t know where it ranks.
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How 39194 ranks in Jackson, MS
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