Real Estate Investing in Jackson, Mississippi (39204)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39204 (Jackson, 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: 23.9% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.2% CAGR).
- Elevated poverty: 36.6% poverty rate — can affect rent collection.
- Lower household income: $28,618 median — tenant affordability is tighter.
What’s happening in Jackson, MS (39204)?
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Market Analysis: 39204 Jackson
Investors scanning Jackson, MS for forced-equity plays often land on the 39204 ZIP. A worth a close look for entry near $47K pairs with rents of $1,101/mo to widen the renovation window.
Flippers and value-add operators have treated 39204 as a working ZIP for a reason. Entry prices around $47K and a deep rental base of 66% renters underpin the exit strategy on both the sale and rent sides.
In Hinds County, 39204 is part of the operational map, not the passive one. The spread between median price and renovated comp reflects the work available.
The 39204 ZIP's demographic trend has been one of stability with upside — population of 14,048, steady renter share, and an incoming cohort that is willing to pay for improved units.
ZIP 39204 fits investors who can swing a hammer — or pay someone to swing one well. BRRRR, fix-and-flip, and fix-and-hold all work when the rehab scope is matched to the rent lift.
Here's what matters if you're considering buying a home in Jackson:
Property Strategy for 39204
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $28,822 | $1,080 | 27.0% | +5.2% | $14,411 |
| 3BR | $43,705 | $1,290 | 21.3% | +5.9% | $14,568 |
| 4BR | $61,929 | $1,430 | 16.6% | +2.3% | $15,482 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 39204 Compare?
| Metric | 39204 | Jackson | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $47,405 | $33,237 | N/A | $186,446 |
| 5-Year CAGR | 1.2% | 0.3% | N/A | 4.0% |
| Avg Rent | $1,101 | $1,158 | N/A | - |
| Cap Rate | 18.1% | 11.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39204 (Jackson, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $47,405 |
| Monthly Rent | $1,101 |
| Price-to-Rent | 3.6:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 27.9% |
| Cap Rate | 18.1% |
| 5-Year IRR | 19.3% |
📈 Home Appreciation
| 1-Year | +11.5% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +1.2% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (18.1%) 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 39204
Population: 14,048
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 39204
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
Does house hacking work in Jackson, MS?
House hacking works an attractive in Jackson, MS. Rents of $1,101/mo against $47K acquisition make the strategy solid for owner-occupants.
Is housing expensive in Jackson, MS?
Jackson, MS median home values land near $47K. That is reasonable territory for investors looking at $1,101/mo-per-month rentals.
How does Jackson, MS stack up for property investment?
Jackson, MS reports an investability rating of 4.0/5, with median home values near $47K and average rents around $1,101/mo. That combination puts it in the healthy tier for investor interest.
Is the 1% rule achievable in Jackson, MS?
With $1,101/mo rents against $47K home prices, Jackson, MS produces a 2.32% ratio. That is reasonable proximity to the 1% threshold.
How much is rent in Jackson, MS?
Jackson, MS rentals go for roughly $1,101/mo a month. That puts gross yield in solid territory relative to $47K acquisition costs.
You know 39204 now. You don’t know where it ranks.
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How 39204 ranks in Jackson, MS
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