Real Estate Investing in Newton, Mississippi (39345)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39345 (Newton, 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: 14.7% of homes vacant — above national norms.
- Declining values: -0.6% 5-year CAGR — values have moved lower.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Newton, MS (39345)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 39345 Newton
ZIP 39345 inside Newton County looks affordable on the surface — median value of $128K — but the discount exists for reasons that a careful buyer should understand before committing.
The 39345 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader MS picture, 39345 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
In practical terms, 5,571 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.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Newton:
Market Trends
Home Value History (with trend line)
📊 How Does 39345 Compare?
| Metric | 39345 | Newton | Mississippi |
|---|---|---|---|
| Home Value | $128,313 | $128,313 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $810 | $810 | - |
| Cap Rate | 4.9% | 4.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39345 (Newton, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $128,313 |
| Monthly Rent | $810 |
| Price-to-Rent | 13.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 4.9% |
| 5-Year IRR | 4.4% |
📈 Home Appreciation
| 1-Year | +4.4% ▲ |
| 3-Year CAGR | -0.2% ▼ |
| 5-Year CAGR | -0.6% ▼ |
| 10-Year CAGR | +3.1% ▲ |
🏠 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 (4.9%). 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 39345
Population: 5,571
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 39345
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
Should investors consider Newton, MS?
Our data puts Newton, MS at 3.0/5 for investability. Home prices of $128K and rents around $810/mo create a solid backdrop for investor activity.
What do landlords charge for rent in Newton, MS?
Rental rates in Newton, MS average $810/mo. Tenant demand and $128K home values make the yield look reasonable by investor standards.
How strong is the working-renter base in Newton, MS?
Newton, MS draws a steady base of working renters. Demand at the $810/mo rent level is reasonable for standard single-family and small multi rentals.
How do experienced investors play Newton, MS?
Most investors in Newton, MS run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Are landlord laws favorable in Newton, MS?
MS law landlord-friendly for landlords, and Newton inherits those rules. Investors should still review local ordinances for rental licensing.
You know 39345 now. You don’t know where it ranks.
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