Real Estate Investing in Neely, Mississippi (39461)
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Should you buy in 39461 (Neely, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• 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 Neely, MS (39461)?
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Market Analysis: 39461 Neely
Investors eyeing 39461 need to respect the fundamentals at play. Home values of $162K come alongside slower price movement and elevated management overhead.
Turning to rents, the numbers look inviting — $162K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39461 is substantial and deserves full respect.
In the broader MS picture, 39461 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 39461 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Neely:
Market Trends
Home Value History (with trend line)
📊 How Does 39461 Compare?
| Metric | 39461 | Neely | Mississippi |
|---|---|---|---|
| Home Value | $161,567 | $161,567 | $186,446 |
| 5-Year CAGR | 3.3% | 3.3% | 4.0% |
| Avg Rent | $756 | $756 | - |
| Cap Rate | 3.7% | 3.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39461 (Neely, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $161,567 |
| Monthly Rent | $756 |
| Price-to-Rent | 17.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +15.9% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +3.3% ▲ |
| 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 (3.7%). 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 39461
Population: 302
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
Frequently Asked Questions
How should investors approach Neely, MS?
Investors usually favor careful cash-flow rentals with hands-on management in Neely, MS. With home values at $162K and rents near $756/mo, other strategies can work but produce predictable rather than outsized returns.
How much is rent in Neely, MS?
Average rent in Neely, MS is approximately $756/mo per month. Against $162K home values that yields a reasonable rent-to-price ratio.
How quickly do rentals get leased in Neely, MS?
Neely, MS sees elevated vacancy, which is reasonable relative to the broader MS rental market.
Can owner-occupants cash flow in Neely, MS?
The house hack math a challenging in Neely, MS. Owner-occupant buyers benefit from the $756/mo rents and $162K home values.
How much does a house cost in Neely, MS?
The median home value in Neely, MS is roughly $162K. That puts it reasonable relative to the MS statewide average.
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