Real Estate Investing in Columbia, Mississippi (39429)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39429 (Columbia, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 18.9% of homes vacant — above national norms.
- Lower household income: $38,933 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Columbia, MS (39429)?
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Market Analysis: 39429 Columbia
This part of Marion County is not an easy win. The 39429 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 39429 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within MS, ZIP 39429 trails on several market indicators that neighboring Marion County submarkets outperform. The gap is real and robust enough to shape underwriting.
Employment concentration in 39429 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 39429 is an operator game, not a passive one. Looking more closely, entry prices of $138K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Columbia:
Market Trends
Home Value History (with trend line)
📊 How Does 39429 Compare?
| Metric | 39429 | Columbia | Mississippi |
|---|---|---|---|
| Home Value | $138,036 | $138,036 | $186,446 |
| 5-Year CAGR | 2.0% | 2.0% | 4.0% |
| Avg Rent | $927 | $927 | - |
| Cap Rate | 5.2% | 5.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39429 (Columbia, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $138,036 |
| Monthly Rent | $927 |
| Price-to-Rent | 12.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.1% |
| Cap Rate | 5.2% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +2.6% ▲ |
🏠 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 (5.2%). 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 39429
Population: 16,583
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 39429
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
How does Columbia, MS rate as a rental market?
Columbia, MS reflects an investability rating of 3.0/5, with median home values near $138K and average rents around $927/mo. That combination puts it in the substantial tier for investor interest.
Is housing expensive in Columbia, MS?
In Columbia, MS the median home value sits at $138K. Against the broader MS market, that reads as reasonable for most investors.
What is the typical rental rate in Columbia, MS?
Columbia, MS rentals go for roughly $927/mo a month. That puts gross yield in solid territory relative to $138K acquisition costs.
Is Columbia, MS a good market for FHA house hackers?
For house hackers, Columbia, MS is a challenging. The $927/mo rent on a unit helps defray the mortgage on a $138K property.
How high is vacancy risk in Columbia, MS?
Occupancy in Columbia, MS runs stable with elevated vacancy. Well-priced units at $927/mo lease on reasonable timelines.
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