Real Estate Investing in Waynesboro, Mississippi (39367)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39367 (Waynesboro, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 18.9% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.4% CAGR).
- Lower household income: $34,371 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Waynesboro, MS (39367)?
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Market Analysis: 39367 Waynesboro
Not every below-median market is a bargain. Waynesboro's 39367 ZIP shows signals that favor experienced operators who can absorb the risk $142K pricing implies.
Rent of $783/mo on a $142K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 39367 sits below the stated 0.0% once reality is priced in.
Stepping back, 39367 offers a low basis, the region around Waynesboro has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 39367 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 39367 is an operator game, not a passive one. Meanwhile, entry prices of $142K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Waynesboro:
Market Trends
Home Value History (with trend line)
📊 How Does 39367 Compare?
| Metric | 39367 | Waynesboro | Mississippi |
|---|---|---|---|
| Home Value | $141,635 | $141,635 | $186,446 |
| 5-Year CAGR | 1.4% | 1.4% | 4.0% |
| Avg Rent | $783 | $783 | - |
| Cap Rate | 4.3% | 4.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39367 (Waynesboro, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $141,635 |
| Monthly Rent | $783 |
| Price-to-Rent | 15.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +10.2% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +1.4% ▲ |
| 10-Year CAGR | +3.2% ▲ |
🏠 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 (4.3%). 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 39367
Population: 13,401
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 39367
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.
Frequently Asked Questions
How much does a house cost in Waynesboro, MS?
In Waynesboro, MS the median home value sits at $142K. Against the broader MS market, that reads as reasonable for most investors.
Is it easy to find good tenants in Waynesboro, MS?
Tenant demand in Waynesboro, MS is solid. The local workforce $783/mo rents across most rental classes.
Should investors consider Waynesboro, MS?
The 3.0/5 investability rating in Waynesboro, MS reflects its $142K prices and $783/mo rents. Investors generally consider it a solid option within MS.
What is the typical vacancy rate in Waynesboro, MS?
Occupancy in Waynesboro, MS runs predictable with elevated vacancy. Well-priced units at $783/mo lease on reasonable timelines.
How do experienced investors play Waynesboro, MS?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Waynesboro, MS. The numbers - $142K homes against $783/mo rents - support that play.
You know 39367 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 39367 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
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