Real Estate Investing in Jackson, Mississippi (39202)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39202 (Jackson, 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: 18.6% of homes vacant — above national norms.
- Declining values: -2.0% 5-year CAGR — values have moved lower.
- Lower household income: $36,359 median — tenant affordability is tighter.
What’s happening in Jackson, MS (39202)?
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Market Analysis: 39202 Jackson
Not every below-median market is a bargain. Jackson's 39202 ZIP comes in at signals that favor experienced operators who can absorb the risk $184K pricing implies.
The investment case in 39202 is healthy only for operators who understand what they are buying. A $184K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
From an investor standpoint, 39202 offers a low basis, the region around Jackson has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 39202 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 39202 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 Jackson:
Property Strategy for 39202
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $155,189 | $1,090 | 5.1% | -0.8% | $77,595 |
| 3BR | $202,658 | $1,310 | 4.7% | +1.6% | $67,553 |
| 4BR | $303,267 | $1,440 | 3.4% | +4.2% | $75,817 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 39202 Compare?
| Metric | 39202 | Jackson | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $184,480 | $33,237 | N/A | $186,446 |
| 5-Year CAGR | N/A | 0.3% | N/A | 4.0% |
| Avg Rent | $1,143 | $1,158 | N/A | - |
| Cap Rate | 4.8% | 11.8% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39202 (Jackson, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $184,480 |
| Monthly Rent | $1,143 |
| Price-to-Rent | 13.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.4% |
| Cap Rate | 4.8% |
| 5-Year IRR | 2.9% |
📈 Home Appreciation
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | -1.8% ▼ |
| 5-Year CAGR | -2.0% ▼ |
| 10-Year CAGR | +0.1% ▲ |
🏠 Rent Trends
| 1-Year | -2.4% ▼ |
| 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 39202
Population: 7,023
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 39202
Schools in This ZIP Code
Nearby Schools (3 more)
Schools in adjacent ZIP codes that may serve this area
BLACKBURN MIDDLE SCHOOL
LANIER HIGH SCHOOL
GALLOWAY ELEMENTARY SCHOOL
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 636 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is real estate in Jackson, MS a good investment right now?
Jackson, MS clocks in at an investability rating of 3.0/5, with median home values near $184K and average rents around $1,143/mo. That combination puts it in the durable tier for investor interest.
Is housing expensive in Jackson, MS?
Homes in Jackson, MS typically sell near $184K. Prices have moved at a 0.0% 5-year CAGR, which consistent long-term demand.
How much do tenants pay in Jackson, MS?
Rental rates in Jackson, MS average $1,143/mo. Tenant demand and $184K home values make the yield look reasonable by investor standards.
How high is vacancy risk in Jackson, MS?
Occupancy in Jackson, MS runs stable with elevated vacancy. Well-priced units at $1,143/mo lease on reasonable timelines.
What type of investing works in Jackson, MS?
For Jackson, MS, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 39202 now. You don’t know where it ranks.
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How 39202 ranks in Jackson, MS
Every ZIP in this metro, ranked. Free.
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