Real Estate Investing in Pachuta, Mississippi (39347)
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Should you buy in 39347 (Pachuta, 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: 35.6% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.5% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Pachuta, MS (39347)?
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Market Analysis: 39347 Pachuta
ZIP 39347 inside Clarke County looks affordable on the surface — median value of $155K — but the discount exists for reasons that a careful buyer should understand before committing.
Put differently, the numbers look inviting — $155K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39347 is substantial and deserves full respect.
Turning to rents, 39347 offers a low basis, the region around Pachuta has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A durable renter share of 17% in 39347 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
seems 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 Pachuta:
Market Trends
Home Value History (with trend line)
📊 How Does 39347 Compare?
| Metric | 39347 | Pachuta | Meridian, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $155,306 | $155,306 | N/A | $186,446 |
| 5-Year CAGR | 0.5% | 0.5% | N/A | 4.0% |
| Avg Rent | $783 | $783 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39347 (Pachuta, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $155,306 |
| Monthly Rent | $783 |
| Price-to-Rent | 16.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 3.9% |
| 5-Year IRR | 4.5% |
📈 Home Appreciation
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | -1.4% ▼ |
| 5-Year CAGR | +0.5% ▲ |
| 10-Year CAGR | +3.3% ▲ |
🏠 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 (3.9%). 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 39347
Population: 1,068
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
Frequently Asked Questions
Is real estate in Pachuta, MS a good investment right now?
Pachuta, MS rates 2.0/5 for investability. With median values at $155K and rents near $783/mo, the market offers reasonable fundamentals for rental investors.
How should investors approach Pachuta, MS?
In Pachuta, MS the robust play is typically careful cash-flow rentals with hands-on management. The combination of $155K prices and $783/mo rents suits that approach.
Where do rents currently stand in Pachuta, MS?
Investors in Pachuta, MS typically see rents near $783/mo per month against $155K home values - a solid setup for rental cash flow.
What kind of vacancy should I budget for in Pachuta, MS?
Pachuta, MS vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What is the tenant pool like in Pachuta, MS?
The tenant pool in Pachuta, MS is solid, supported by local employment and population fundamentals. Rents of $783/mo are well-absorbed by the market.
You know 39347 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 39347 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.
How 39347 ranks in Meridian, MS
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