Real Estate Investing in Petal, Mississippi (39465)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39465 (Petal, 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.
- Elevated vacancy: 9.7% vacancy may signal weakening demand.
What’s happening in Petal, MS (39465)?
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Market Analysis: 39465 Petal
ZIP 39465 inside Forrest County looks affordable on the surface — median value of $225K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $1,268/mo on a $225K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 39465 sits below the stated 0.0% once reality is priced in.
The gap between 39465 and stronger Petal ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
From a cash-flow lens, 23,122 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
trends toward 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 Petal:
Property Strategy for 39465
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $117,497 | $1,030 | 6.3% | +6.3% | $58,749 |
| 3BR | $220,682 | $1,320 | 4.3% | +6.8% | $73,561 |
| 4BR | $313,121 | $1,370 | 3.2% | +5.8% | $78,280 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 39465 Compare?
| Metric | 39465 | Petal | Hattiesburg, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $225,460 | $225,460 | N/A | $186,446 |
| 5-Year CAGR | 4.0% | 4.0% | N/A | 4.0% |
| Avg Rent | $1,268 | $1,268 | N/A | - |
| Cap Rate | 4.4% | 4.4% | - | - |
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 39465 (Petal, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $225,460 |
| Monthly Rent | $1,268 |
| Price-to-Rent | 14.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.4% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +3.5% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +4.1% ▲ |
🏠 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 (4.4%). 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 39465
Population: 23,122
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 39465
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 681 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What do landlords charge for rent in Petal, MS?
Rental rates in Petal, MS average $1,268/mo. Tenant demand and $225K home values make the yield look reasonable by investor standards.
What type of investing works in Petal, MS?
Petal, MS investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($225K prices, $1,268/mo rents) make it a reasonable choice.
Is Petal, MS a smart market for rental property?
Our data puts Petal, MS at 3.0/5 for investability. Home prices of $225K and rents around $1,268/mo create a solid backdrop for investor activity.
Is Petal, MS good for house hacking?
House hacking in Petal, MS is reasonable to execute. Prices around $225K and rents of $1,268/mo solid owner-occupant economics.
Is Petal, MS landlord-friendly?
Rental owners in Petal, MS deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 39465 now. You don’t know where it ranks.
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How 39465 ranks in Hattiesburg, MS
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