Real Estate Investing in McLain, Mississippi (39456)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39456 (McLain, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 46.4% of homes vacant — above national norms.
- Elevated poverty: 23.6% poverty rate — can affect rent collection.
- Lower household income: $31,094 median — tenant affordability is tighter.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in McLain, MS (39456)?
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Market Analysis: 39456 McLain
ZIP 39456 inside Greene County looks affordable on the surface — median value of $148K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 39456 can be a a viable market for hunting ground — but the discount at $148K reflects genuine risk that outside investors often underestimate.
Within MS, ZIP 39456 trails on several market indicators that neighboring Greene County submarkets outperform. The gap is real and notable enough to shape underwriting.
The 39456 ZIP's population of 720 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
The 39456 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in McLain:
Market Trends
Home Value History (with trend line)
📊 How Does 39456 Compare?
| Metric | 39456 | McLain | Hattiesburg, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $148,348 | $148,348 | N/A | $186,446 |
| 5-Year CAGR | 3.9% | 3.9% | N/A | 4.0% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 4.9% | 4.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39456 (McLain, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $148,348 |
| Monthly Rent | $927 |
| Price-to-Rent | 13.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +16.3% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 10-Year CAGR | +3.5% ▲ |
🏠 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 (4.9%). 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 39456
Population: 720
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 39456
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 much do tenants pay in McLain, MS?
Investors in McLain, MS typically see rents near $927/mo per month against $148K home values - a solid setup for rental cash flow.
What strategy should investors use in McLain, MS?
Most investors in McLain, MS run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Does McLain, MS make sense for an investment property?
McLain, MS reflects an investability rating of 3.0/5, with median home values near $148K and average rents around $927/mo. That combination puts it in the sturdy tier for investor interest.
Do rentals sit vacant long in McLain, MS?
McLain, MS vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How landlord-friendly is McLain, MS?
MS law landlord-friendly for landlords, and McLain inherits those rules. Investors should still review local ordinances for rental licensing.
You know 39456 now. You don’t know where it ranks.
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How 39456 ranks in Hattiesburg, MS
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