Real Estate Investing in Richland, Mississippi (39218)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39218 (Richland, 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.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Richland, MS (39218)?
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Market Analysis: 39218 Richland
This part of Rankin County is not an easy win. The 39218 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 39218 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 39218 among MS's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 39218 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 39218 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Richland:
Property Strategy for 39218
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $138,881 | $1,340 | 6.9% | +6.1% | $69,440 |
| 3BR | $209,572 | $1,610 | 5.5% | +7.3% | $69,857 |
| 4BR | $309,836 | $1,770 | 4.1% | +6.4% | $77,459 |
Market Trends
Home Value History (with trend line)
📊 How Does 39218 Compare?
| Metric | 39218 | Richland | Jackson, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $222,613 | $222,613 | N/A | $186,446 |
| 5-Year CAGR | 5.7% | 5.7% | N/A | 4.0% |
| Avg Rent | $1,206 | $1,206 | N/A | - |
| Cap Rate | 4.2% | 4.2% | - | - |
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 39218 (Richland, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $222,613 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 15.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.2%). 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 39218
Population: 6,786
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 39218
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 median home value in Richland, MS?
Expect median prices around $223K in Richland, MS. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
Is Richland, MS better for rentals, flips, or BRRRR?
For Richland, MS, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How qualified is the tenant pool in Richland, MS?
The tenant pool in Richland, MS is solid, supported by local employment and population fundamentals. Rents of $1,206/mo are well-absorbed by the market.
Is Richland, MS good for landlords?
For rental operators, Richland, MS rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What does house hacking look like in Richland, MS?
The a challenging house-hack environment in Richland, MS reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 39218 now. You don’t know where it ranks.
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How 39218 ranks in Jackson, MS
Every ZIP in this metro, ranked. Free.
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