Real Estate Investing in Macon, Mississippi (39341)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39341 (Macon, 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.
- High vacancy: 18.2% of homes vacant — above national norms.
- Declining values: -2.9% 5-year CAGR — values have moved lower.
- Elevated poverty: 22.5% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Macon, MS (39341)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 39341 Macon
From a cash-flow lens, ZIP 39341 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $109K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 39341 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 39341 among MS's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 39341 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 39341 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Macon:
Market Trends
Home Value History (with trend line)
📊 How Does 39341 Compare?
| Metric | 39341 | Macon | Mississippi |
|---|---|---|---|
| Home Value | $108,876 | $108,876 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $756 | $756 | - |
| Cap Rate | 5.4% | 5.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39341 (Macon, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $108,876 |
| Monthly Rent | $756 |
| Price-to-Rent | 12.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.3% |
| Cap Rate | 5.4% |
| 5-Year IRR | 2.5% |
📈 Home Appreciation
| 1-Year | -0.9% ▼ |
| 3-Year CAGR | -1.2% ▼ |
| 5-Year CAGR | -2.9% ▼ |
| 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 (5.4%). 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 39341
Population: 6,929
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 39341
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
What is the typical renter like in Macon, MS?
Expect a solid tenant pool in Macon, MS. The rental market absorbs $756/mo rents without meaningful friction.
Is real estate in Macon, MS a good investment right now?
Macon, MS reports an investability rating of 3.0/5, with median home values near $109K and average rents around $756/mo. That combination puts it in the sturdy tier for investor interest.
How strict are landlord regulations in Macon, MS?
MS law landlord-friendly for landlords, and Macon inherits those rules. Investors should still review local ordinances for rental licensing.
What do landlords charge for rent in Macon, MS?
Rental rates in Macon, MS average $756/mo. Tenant demand and $109K home values make the yield look reasonable by investor standards.
What are home prices like in Macon, MS?
Expect median prices around $109K in Macon, MS. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
You know 39341 now. You don’t know where it ranks.
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