Real Estate Investing in New Augusta, Mississippi (39462)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39462 (New Augusta, 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: 21.9% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.5% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in New Augusta, MS (39462)?
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Market Analysis: 39462 New Augusta
Not every below-median market is a bargain. New Augusta's 39462 ZIP shows signals that favor experienced operators who can absorb the risk $145K pricing implies.
Rent of $927/mo on a $145K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 39462 sits below the stated 0.0% once reality is priced in.
ZIP 39462's metrics run below Perry County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 39462 includes headwinds that any investor should price in. Income distribution skews lower than New Augusta averages, and tenant stability requires active management.
New investors are better served looking at New Augusta's stable or hybrid ZIPs before stepping into 39462. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in New Augusta:
Market Trends
Home Value History (with trend line)
📊 How Does 39462 Compare?
| Metric | 39462 | New Augusta | Hattiesburg, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $144,558 | $144,558 | N/A | $186,446 |
| 5-Year CAGR | 0.5% | 0.5% | N/A | 4.0% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 5.0% | 5.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39462 (New Augusta, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $144,558 |
| Monthly Rent | $927 |
| Price-to-Rent | 13.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.7% |
| Cap Rate | 5.0% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | +20.0% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +0.5% ▲ |
| 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 (5.0%). 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 39462
Population: 1,284
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 39462
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 do home values compare in New Augusta, MS?
New Augusta, MS median home values land near $145K. That is reasonable territory for investors looking at $927/mo-per-month rentals.
What type of investing works in New Augusta, MS?
For New Augusta, MS, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is it like being a landlord in New Augusta, MS?
New Augusta, MS operates under MS law, which is landlord-friendly overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
What is the investability score for New Augusta, MS?
New Augusta, MS rates 3.0/5 for investability. With median values at $145K and rents near $927/mo, the market offers reasonable fundamentals for rental investors.
What is the typical renter like in New Augusta, MS?
Expect a solid tenant pool in New Augusta, MS. The rental market absorbs $927/mo rents without meaningful friction.
You know 39462 now. You don’t know where it ranks.
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