Real Estate Investing in Jackson, Mississippi (39209)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39209 (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: 21.0% of homes vacant — above national norms.
- Declining values: -0.9% 5-year CAGR — values have moved lower.
- Elevated poverty: 29.7% poverty rate — can affect rent collection.
- Higher unemployment: 8.7% unemployment — tenant risk signal.
What’s happening in Jackson, MS (39209)?
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Market Analysis: 39209 Jackson
The 39209 ZIP in Jackson is not a pristine, turnkey story — it is a value-add map. Stock is older, prices near $44K are approachable, and upside sits in the rehab line.
BRRRR works in 39209 because the math supports it. Buy at $44K, rehab, and the refinance step typically recovers capital in a way that flat-yield markets cannot match.
In Hinds County, 39209 is part of the operational map, not the passive one. The spread between median price and renovated comp reflects the work available.
A renter-heavy, wage-earner demographic anchors 39209. Value-add players rely on that mix — the 53% share is both the tenant source and the buyer pool for future owner-occupied exits.
The significant opportunity in 39209 is buying the worst house on the block, fixing it, and renting it at the top of the local band. That is the strategy, repeated.
Here's what matters if you're considering buying a home in Jackson:
Property Strategy for 39209
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $28,551 | $1,150 | 29.0% | +7.0% | $14,276 |
| 3BR | $51,872 | $1,380 | 19.2% | +5.6% | $17,291 |
| 4BR | $93,526 | $1,520 | 11.7% | +1.0% | $23,382 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 39209 Compare?
| Metric | 39209 | Jackson | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $43,827 | $33,237 | N/A | $186,446 |
| 5-Year CAGR | N/A | 0.3% | N/A | 4.0% |
| Avg Rent | $1,061 | $1,158 | N/A | - |
| Cap Rate | 18.9% | 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 39209 (Jackson, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $43,827 |
| Monthly Rent | $1,061 |
| Price-to-Rent | 3.4:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 29.1% |
| Cap Rate | 18.9% |
| 5-Year IRR | 18.0% |
📈 Home Appreciation
| 1-Year | +2.9% ▲ |
| 3-Year CAGR | -0.9% ▼ |
| 5-Year CAGR | -0.9% ▼ |
| 10-Year CAGR | +3.6% ▲ |
🏠 Rent Trends
| 1-Year | +5.4% ▲ |
| 3-Year CAGR | +6.3% ▲ |
| 5-Year CAGR | N/A |
The estimated cap rate (18.9%) 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 39209
Population: 26,514
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 39209
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
How much rent can I charge in Jackson, MS?
Rental rates in Jackson, MS average $1,061/mo. Tenant demand and $44K home values make the yield look reasonable by investor standards.
Does the 1% rule work in Jackson, MS?
Yes, many Jackson, MS properties clear the 1% rule. The rent-to-price ratio averages 2.42%, supported by $1,061/mo rents.
How should investors approach Jackson, MS?
Investors usually favor value-add and BRRRR deals in Jackson, MS. With home values at $44K and rents near $1,061/mo, other strategies can work but produce reliable rather than outsized returns.
Can BRRRR investors find deals in Jackson, MS?
BRRRR viability in Jackson, MS is a strong. Disciplined acquisition and rehab can hit the 75% LTV refinance target at market comps.
Is Jackson in MS worth investing in?
Jackson, MS rates 4.0/5 for investability. With median values at $44K and rents near $1,061/mo, the market offers reasonable fundamentals for rental investors.
You know 39209 now. You don’t know where it ranks.
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How 39209 ranks in Jackson, MS
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