Real Estate Investing in Beaumont, Mississippi (39423)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39423 (Beaumont, 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: 16.2% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.2% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Beaumont, MS (39423)?
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Market Analysis: 39423 Beaumont
ZIP 39423 in Beaumont, MS carries a healthy set of headwinds. Home values near $134K and rents of $927/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $134K asset, 39423 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within MS, ZIP 39423 trails on several market indicators that neighboring Perry County submarkets outperform. The gap is real and durable enough to shape underwriting.
Employment concentration in 39423 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. significant returns are possible in 39423, 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 Beaumont:
Market Trends
Home Value History (with trend line)
📊 How Does 39423 Compare?
| Metric | 39423 | Beaumont | Hattiesburg, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $134,084 | $134,084 | N/A | $186,446 |
| 5-Year CAGR | 1.2% | 1.2% | N/A | 4.0% |
| Avg Rent | $927 | $927 | N/A | - |
| 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 39423 (Beaumont, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $134,084 |
| Monthly Rent | $927 |
| Price-to-Rent | 12.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.3% |
| Cap Rate | 5.4% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +24.0% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +1.2% ▲ |
| 10-Year CAGR | +2.7% ▲ |
🏠 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 39423
Population: 2,687
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 39423
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
Is real estate in Beaumont, MS a good investment right now?
Beaumont, MS stands at an investability rating of 3.0/5, with median home values near $134K and average rents around $927/mo. That combination puts it in the resilient tier for investor interest.
Is housing expensive in Beaumont, MS?
In Beaumont, MS the median home value sits at $134K. Against the broader MS market, that reads as reasonable for most investors.
Which investment style suits Beaumont, MS?
Beaumont, MS investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($134K prices, $927/mo rents) make it a reasonable choice.
Do landlords face vacancy issues in Beaumont, MS?
Beaumont, MS sees elevated vacancy, which is reasonable relative to the broader MS rental market.
What is it like being a landlord in Beaumont, MS?
Rental owners in Beaumont, MS deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 39423 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 39423 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 39423 ranks in Hattiesburg, MS
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