Real Estate Investing in Preston, Mississippi (39354)
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Should you buy in 39354 (Preston, MS)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Declining values: -1.0% 5-year CAGR — values have moved lower.
- Elevated vacancy: 8.8% vacancy may signal weakening demand.
- Higher unemployment: 8.8% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Preston, MS (39354)?
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Market Analysis: 39354 Preston
The 39354 ZIP covers a section of Preston that demands careful diligence. Prices near $140K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $140K asset, 39354 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 39354 and stronger Preston ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A sturdy renter share of 17% in 39354 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 39354 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Preston:
Market Trends
Home Value History (with trend line)
📊 How Does 39354 Compare?
| Metric | 39354 | Preston | Meridian, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $139,762 | $139,762 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $918 | $918 | N/A | - |
| Cap Rate | 5.1% | 5.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39354 (Preston, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $139,762 |
| Monthly Rent | $918 |
| Price-to-Rent | 12.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.9% |
| Cap Rate | 5.1% |
| 5-Year IRR | 4.1% |
📈 Home Appreciation
| 1-Year | +8.6% ▲ |
| 3-Year CAGR | -1.6% ▼ |
| 5-Year CAGR | -1.0% ▼ |
| 10-Year CAGR | +2.0% ▲ |
🏠 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 (5.1%). 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 39354
Population: 1,719
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
What is the median home value in Preston, MS?
Expect median prices around $140K in Preston, MS. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
What type of investing works in Preston, MS?
A careful cash-flow rentals with hands-on management strategy Preston, MS best. The market produces consistent results for that approach at the $140K price point.
What are vacancy rates like in Preston, MS?
Vacancy in Preston, MS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $918/mo.
What is it like being a landlord in Preston, MS?
MS ranks as a landlord-friendly state for landlord-tenant law. Preston generally follows the statewide framework, so landlords face reasonable operating rules.
What is the average monthly rent in Preston, MS?
Expect rents around $918/mo per month in Preston, MS. With home values at $140K, the yield math works out to reasonable levels for rental investors.
You know 39354 now. You don’t know where it ranks.
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How 39354 ranks in Meridian, MS
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