Real Estate Investing in Decatur, Mississippi (39327)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39327 (Decatur, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Elevated vacancy: 9.9% vacancy may signal weakening demand.
- Flat appreciation: Values have barely moved over 5 years (1.1% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Decatur, MS (39327)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 39327 Decatur
The 39327 ZIP in Decatur, MS is a local-operator market. Outside capital chasing a $174K entry has to pair deep knowledge with the discount.
Turning to rents, the numbers look inviting — $174K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39327 is substantial and deserves full respect.
In the broader MS picture, 39327 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 39327 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 39327 is an operator game, not a passive one. Turning to rents, entry prices of $174K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Decatur:
Market Trends
Home Value History (with trend line)
📊 How Does 39327 Compare?
| Metric | 39327 | Decatur | Mississippi |
|---|---|---|---|
| Home Value | $174,063 | $174,063 | $186,446 |
| 5-Year CAGR | 1.1% | 1.1% | 4.0% |
| Avg Rent | $765 | $765 | - |
| Cap Rate | 3.4% | 3.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39327 (Decatur, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $174,063 |
| Monthly Rent | $765 |
| Price-to-Rent | 19.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 4.5% |
📈 Home Appreciation
| 1-Year | +5.4% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +1.1% ▲ |
| 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 (3.4%). 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 39327
Population: 4,675
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 39327
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
Frequently Asked Questions
Are there empty rentals in Decatur, MS?
Vacancy in Decatur, MS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $765/mo.
What investment strategy works best in Decatur, MS?
Most investors in Decatur, MS run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
Where do rents currently stand in Decatur, MS?
Investors in Decatur, MS typically see rents near $765/mo per month against $174K home values - a solid setup for rental cash flow.
Is the tenant base reliable in Decatur, MS?
The renter base in Decatur, MS is reasonable for the $765/mo price point. Screening well and pricing to market typically yields steady tenants.
How strong is Decatur, MS for real estate investors?
Decatur, MS scores 2.0/5 for investability. Home values sit at $174K and rents near $765/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 39327 now. You don’t know where it ranks.
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