Real Estate Investing in Hattiesburg, Mississippi (39402)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39402 (Hattiesburg, MS)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in Hattiesburg, MS (39402)?
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Market Analysis: 39402 Hattiesburg
The 39402 ZIP covers a section of Hattiesburg that demands careful diligence. Prices near $279K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 39402 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within MS, ZIP 39402 trails on several market indicators that neighboring Lamar County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
Employment concentration in 39402 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. resilient returns are possible in 39402, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Hattiesburg:
Property Strategy for 39402
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $180,172 | $1,260 | 5.0% | +6.1% | $90,086 |
| 3BR | $242,182 | $1,620 | 4.8% | +6.6% | $80,727 |
| 4BR | $363,100 | $1,670 | 3.3% | +6.5% | $90,775 |
| 5BR | $500,004 | — | — | +6.5% | $100,001 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 39402 Compare?
| Metric | 39402 | Hattiesburg | Hattiesburg, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $278,876 | $84,874 | N/A | $186,446 |
| 5-Year CAGR | 4.3% | 2.6% | N/A | 4.0% |
| Avg Rent | $1,491 | $1,281 | N/A | - |
| Cap Rate | 4.2% | 5.0% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39402 (Hattiesburg, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $278,876 |
| Monthly Rent | $1,491 |
| Price-to-Rent | 15.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 Rent Trends
| 1-Year | +8.0% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.2%). 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 39402
Population: 43,756
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 39402
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
Investor Insight: With 681 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How expensive is real estate in Hattiesburg, MS?
In Hattiesburg, MS the median home value sits at $279K. Against the broader MS market, that reads as reasonable for most investors.
What kind of tenants rent in Hattiesburg, MS?
Tenant demand in Hattiesburg, MS is solid. The local workforce $1,491/mo rents across most rental classes.
What do rentals go for in Hattiesburg, MS?
Rents in Hattiesburg, MS run near $1,491/mo. Compared with median home prices of $279K that produces solid gross yields for typical rentals.
What approach is best for Hattiesburg, MS real estate?
Hattiesburg, MS investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($279K prices, $1,491/mo rents) make it a reasonable choice.
Are eviction rules reasonable in Hattiesburg, MS?
Rental owners in Hattiesburg, MS deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 39402 now. You don’t know where it ranks.
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How 39402 ranks in Hattiesburg, MS
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