Real Estate Investing in Bassfield, Mississippi (39421)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39421 (Bassfield, 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: 15.8% of homes vacant — above national norms.
- Declining values: -1.9% 5-year CAGR — values have moved lower.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Bassfield, MS (39421)?
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Market Analysis: 39421 Bassfield
This part of Jefferson Davis County is not an easy win. The 39421 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 39421 is healthy only for operators who understand what they are buying. A $113K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 39421's metrics run below Jefferson Davis County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 39421 ZIP's population of 2,698 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
The right play in 39421 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Bassfield:
Market Trends
Home Value History (with trend line)
📊 How Does 39421 Compare?
| Metric | 39421 | Bassfield | Mississippi |
|---|---|---|---|
| Home Value | $113,073 | $109,800 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $864 | $810 | - |
| Cap Rate | 6.0% | 5.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39421 (Bassfield, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $113,073 |
| Monthly Rent | $864 |
| Price-to-Rent | 10.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.2% |
| Cap Rate | 6.0% |
| 5-Year IRR | 4.1% |
📈 Home Appreciation
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | -1.9% ▼ |
| 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 (6.0%). 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 39421
Population: 2,698
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 39421
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 it like being a landlord in Bassfield, MS?
Bassfield, MS operates under MS law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
What is the renter demographic in Bassfield, MS?
The tenant pool in Bassfield, MS is solid, supported by local employment and population fundamentals. Rents of $864/mo are well-absorbed by the market.
What is the typical rental rate in Bassfield, MS?
Rents in Bassfield, MS run near $864/mo. Compared with median home prices of $113K that produces solid gross yields for typical rentals.
What approach is best for Bassfield, MS real estate?
In Bassfield, MS the robust play is typically careful cash-flow rentals with hands-on management. The combination of $113K prices and $864/mo rents suits that approach.
How much should I expect to pay for a home in Bassfield, MS?
The median home value in Bassfield, MS is roughly $113K. That puts it reasonable relative to the MS statewide average.
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