Real Estate Investing in Pearl, Mississippi (39208)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39208 (Pearl, MS)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.1% vacancy may signal weakening demand.
What’s happening in Pearl, MS (39208)?
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Market Analysis: 39208 Pearl
This part of Rankin County is not an easy win. The 39208 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
From a cash-flow lens, the numbers look inviting — $217K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39208 is substantial and deserves full respect.
Nearby ZIPs in Pearl have seen price recovery that 39208 has not matched. Rankin County data supports the view that the spread is structural rather than temporary.
Resident income in 39208 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Pearl's stable or hybrid ZIPs before stepping into 39208. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Pearl:
Property Strategy for 39208
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $152,969 | $1,350 | 6.4% | +6.7% | $76,485 |
| 3BR | $198,703 | $1,620 | 5.9% | +6.3% | $66,234 |
| 4BR | $274,459 | $1,790 | 4.7% | +6.1% | $68,615 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 39208 Compare?
| Metric | 39208 | Pearl | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $217,060 | $217,060 | N/A | $186,446 |
| 5-Year CAGR | 5.4% | 5.4% | N/A | 4.0% |
| Avg Rent | $1,544 | $1,544 | N/A | - |
| Cap Rate | 5.6% | 5.6% | - | - |
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 39208 (Pearl, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $217,060 |
| Monthly Rent | $1,544 |
| Price-to-Rent | 11.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.5% |
| Cap Rate | 5.6% |
| 5-Year IRR | 11.0% |
📈 Home Appreciation
| 1-Year | +5.4% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 Rent Trends
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.6%). 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 39208
Population: 34,604
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 39208
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 636 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the investability score for Pearl, MS?
With a 3.0/5 investability score, Pearl, MS ranks as a solid market for rental property investors. Median prices of $217K and rents of $1,544/mo drive the underlying numbers.
What monthly rent should investors expect in Pearl, MS?
Rents in Pearl, MS run near $1,544/mo. Compared with median home prices of $217K that produces solid gross yields for typical rentals.
How much should I expect to pay for a home in Pearl, MS?
Pearl, MS home values average about $217K. That price point suits investors targeting rentals with $1,544/mo in monthly income.
What is the smart move for investors in Pearl, MS?
Investors usually favor careful cash-flow rentals with hands-on management in Pearl, MS. With home values at $217K and rents near $1,544/mo, other strategies can work but produce measured rather than outsized returns.
Do landlords face vacancy issues in Pearl, MS?
Occupancy in Pearl, MS runs reliable with elevated vacancy. Well-priced units at $1,544/mo lease on reasonable timelines.
You know 39208 now. You don’t know where it ranks.
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How 39208 ranks in Jackson, MS
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