Real Estate Investing in Hickory, Mississippi (39332)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39332 (Hickory, 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.
- High vacancy: 20.5% of homes vacant — above national norms.
- Declining values: -0.6% 5-year CAGR — values have moved lower.
- Elevated poverty: 20.9% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Hickory, MS (39332)?
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Market Analysis: 39332 Hickory
The 39332 ZIP in Hickory, MS is a local-operator market. Outside capital chasing a $170K entry has to pair deep knowledge with the discount.
The investment case in 39332 is sturdy only for operators who understand what they are buying. A $170K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 39332 among MS's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Put differently, 2,112 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 39332 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Hickory:
Market Trends
Home Value History (with trend line)
📊 How Does 39332 Compare?
| Metric | 39332 | Hickory | Laurel, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $170,025 | $170,025 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $819 | $819 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39332 (Hickory, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $170,025 |
| Monthly Rent | $819 |
| Price-to-Rent | 17.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 3.2% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | -0.5% ▼ |
| 5-Year CAGR | -0.6% ▼ |
| 10-Year CAGR | +2.1% ▲ |
🏠 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 (3.8%). 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 39332
Population: 2,112
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How much should I expect to pay for a home in Hickory, MS?
Expect median prices around $170K in Hickory, MS. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
What is the renter demographic in Hickory, MS?
Tenant quality in Hickory, MS ranks as solid. Landlords generally report predictable occupancy at market rents of $819/mo.
How strong is Hickory, MS for real estate investors?
Hickory, MS scores 2.0/5 for investability. Home values sit at $170K and rents near $819/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is house hacking profitable in Hickory, MS?
House hacking in Hickory, MS is reasonable to execute. Prices around $170K and rents of $819/mo solid owner-occupant economics.
Is Hickory, MS good for landlords?
Hickory, MS falls under MS landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 39332 now. You don’t know where it ranks.
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How 39332 ranks in Laurel, MS
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