Real Estate Investing in Union, Mississippi (39365)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39365 (Union, 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: 19.2% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.1% CAGR).
- Elevated poverty: 21.1% 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 Union, MS (39365)?
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Market Analysis: 39365 Union
From an investor standpoint, ZIP 39365 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $152K median. It rewards specialists, not generalists.
For an experienced owner, 39365 can be a a credible choice for hunting ground — but the discount at $152K reflects genuine risk that outside investors often underestimate.
In the broader MS picture, 39365 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 39365 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 39365 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 Union:
Market Trends
Home Value History (with trend line)
📊 How Does 39365 Compare?
| Metric | 39365 | Union | Mississippi |
|---|---|---|---|
| Home Value | $151,721 | $151,721 | $186,446 |
| 5-Year CAGR | 1.1% | 1.1% | 4.0% |
| Avg Rent | $837 | $837 | - |
| 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 39365 (Union, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $151,721 |
| Monthly Rent | $837 |
| Price-to-Rent | 15.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +5.4% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +1.1% ▲ |
| 10-Year CAGR | +3.1% ▲ |
🏠 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 39365
Population: 7,976
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 39365
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
What kind of market is Union, MS for investors?
Our data puts Union, MS at 3.0/5 for investability. Home prices of $152K and rents around $837/mo create a solid backdrop for investor activity.
How much rent can I charge in Union, MS?
Union, MS rentals go for roughly $837/mo a month. That puts gross yield in solid territory relative to $152K acquisition costs.
What is the best play in Union, MS?
For Union, MS, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is housing expensive in Union, MS?
Union, MS median home values land near $152K. That is reasonable territory for investors looking at $837/mo-per-month rentals.
Are renters plentiful in Union, MS?
Working renters make up the core of the Union, MS tenant base. The pool is reasonable for investors targeting long-term holds.
You know 39365 now. You don’t know where it ranks.
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