Real Estate Investing in De Kalb, Mississippi (39328)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39328 (De Kalb, 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: 20.9% of homes vacant — above national norms.
- Declining values: -0.6% 5-year CAGR — values have moved lower.
- Elevated poverty: 24.3% poverty rate — can affect rent collection.
- 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 De Kalb, MS (39328)?
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Market Analysis: 39328 De Kalb
Not every below-median market is a bargain. De Kalb's 39328 ZIP shows signals that favor experienced operators who can absorb the risk $132K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 39328 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within MS, ZIP 39328 trails on several market indicators that neighboring Kemper County submarkets outperform. The gap is real and impressive enough to shape underwriting.
Turning to rents, 4,836 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.
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 De Kalb:
Market Trends
Home Value History (with trend line)
📊 How Does 39328 Compare?
| Metric | 39328 | De Kalb | Meridian, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $132,238 | $132,238 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $819 | $819 | N/A | - |
| Cap Rate | 4.8% | 4.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39328 (De Kalb, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $132,238 |
| Monthly Rent | $819 |
| Price-to-Rent | 13.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.4% |
| Cap Rate | 4.8% |
| 5-Year IRR | 4.3% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | -2.6% ▼ |
| 5-Year CAGR | -0.6% ▼ |
| 10-Year CAGR | +2.2% ▲ |
🏠 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 (4.8%). 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 39328
Population: 4,836
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 39328
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
How should investors approach De Kalb, MS?
A careful cash-flow rentals with hands-on management strategy De Kalb, MS best. The market produces reliable results for that approach at the $132K price point.
Is the tenant base reliable in De Kalb, MS?
De Kalb, MS offers a reliable renter base at the $819/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is housing expensive in De Kalb, MS?
Expect median prices around $132K in De Kalb, MS. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
How strict are landlord regulations in De Kalb, MS?
For rental operators, De Kalb, MS rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How much is rent in De Kalb, MS?
Rental rates in De Kalb, MS average $819/mo. Tenant demand and $132K home values make the yield look reasonable by investor standards.
You know 39328 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 39328 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 39328 ranks in Meridian, MS
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