Real Estate Investing in Leakesville, Mississippi (39451)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39451 (Leakesville, MS)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.1% vacancy may signal weakening demand.
- Lower household income: $39,142 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 Leakesville, MS (39451)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 39451 Leakesville
The 39451 ZIP covers a section of Leakesville that demands careful diligence. Prices near $151K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 39451 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 39451 sits on the difficult end of the MS spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 39451 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 39451 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Leakesville:
Property Strategy for 39451
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $106,486 | $870 | 5.9% | — | $53,243 |
| 3BR | $124,770 | $1,050 | 6.1% | +6.8% | $41,590 |
| 4BR | $185,400 | $1,460 | 5.7% | +6.7% | $46,350 |
Market Trends
Home Value History (with trend line)
📊 How Does 39451 Compare?
| Metric | 39451 | Leakesville | Mississippi |
|---|---|---|---|
| Home Value | $150,701 | $150,701 | $186,446 |
| 5-Year CAGR | 5.3% | 5.3% | 4.0% |
| Avg Rent | $783 | $783 | - |
| Cap Rate | 4.1% | 4.1% | - |
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 39451 (Leakesville, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $150,701 |
| Monthly Rent | $783 |
| Price-to-Rent | 16.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.1% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +13.7% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 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 (4.1%). 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 39451
Population: 7,957
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 39451
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 kind of vacancy should I budget for in Leakesville, MS?
Leakesville, MS vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Are landlord laws favorable in Leakesville, MS?
Rental owners in Leakesville, MS deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Is it easy to find good tenants in Leakesville, MS?
Tenant demand in Leakesville, MS is solid. The local workforce $783/mo rents across most rental classes.
Is Leakesville, MS better for rentals, flips, or BRRRR?
For Leakesville, MS, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How much does a house cost in Leakesville, MS?
In Leakesville, MS the median home value sits at $151K. Against the broader MS market, that reads as reasonable for most investors.
You know 39451 now. You don’t know where it ranks.
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Community Ratings
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