Real Estate Investing in Noxapater, Mississippi (39346)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39346 (Noxapater, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 19.1% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Noxapater, MS (39346)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 39346 Noxapater
This part of Winston County is not an easy win. The 39346 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 39346 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Noxapater have seen price recovery that 39346 has not matched. Winston County data supports the view that the spread is structural rather than temporary.
Who lives in 39346 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Noxapater's stable or hybrid ZIPs before stepping into 39346. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Noxapater:
Market Trends
Home Value History (with trend line)
📊 How Does 39346 Compare?
| Metric | 39346 | Noxapater | Mississippi |
|---|---|---|---|
| Home Value | $156,918 | $156,918 | $186,446 |
| 5-Year CAGR | 2.5% | 2.5% | 4.0% |
| Avg Rent | $864 | $864 | - |
| 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 39346 (Noxapater, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $156,918 |
| Monthly Rent | $864 |
| Price-to-Rent | 15.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +6.9% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | N/A |
🏠 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 39346
Population: 1,830
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 39346
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 high is vacancy risk in Noxapater, MS?
Noxapater, MS carries elevated vacancy risk. Expect reliable absorption at market rents of $864/mo.
What is the renter demographic in Noxapater, MS?
Tenant quality in Noxapater, MS ranks as solid. Landlords generally report consistent occupancy at market rents of $864/mo.
Is Noxapater, MS good for landlords?
For rental operators, Noxapater, MS rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Does house hacking work in Noxapater, MS?
House hacking works a challenging in Noxapater, MS. Rents of $864/mo against $157K acquisition make the strategy solid for owner-occupants.
How much should I expect to pay for a home in Noxapater, MS?
Typical homes in Noxapater, MS go for around $157K. The 5-year CAGR of 0.0% steady price movement.
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