Real Estate Investing in Picayune, Mississippi (39466)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39466 (Picayune, 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.
- High vacancy: 16.1% of homes vacant — above national norms.
What’s happening in Picayune, MS (39466)?
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Market Analysis: 39466 Picayune
Not every below-median market is a bargain. Picayune's 39466 ZIP clocks in at signals that favor experienced operators who can absorb the risk $195K pricing implies.
The 39466 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
On the rental side, 39466 offers a low basis, the region around Picayune has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Looking more closely, 28,292 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.
Strategy in 39466 is an operator game, not a passive one. From an investor standpoint, entry prices of $195K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Picayune:
Property Strategy for 39466
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $129,710 | $1,010 | 5.6% | +6.4% | $64,855 |
| 3BR | $204,637 | $1,320 | 4.6% | +7.5% | $68,212 |
| 4BR | $262,240 | $1,390 | 3.8% | +6.7% | $65,560 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 39466 Compare?
| Metric | 39466 | Picayune | Picayune, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $194,521 | $194,521 | N/A | $186,446 |
| 5-Year CAGR | 4.4% | 4.4% | N/A | 4.0% |
| Avg Rent | $1,208 | $1,208 | N/A | - |
| Cap Rate | 4.8% | 4.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39466 (Picayune, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $194,521 |
| Monthly Rent | $1,208 |
| Price-to-Rent | 13.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.8% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 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 (4.8%). 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 39466
Population: 28,292
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 39466
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
Are there empty rentals in Picayune, MS?
Picayune, MS sees elevated vacancy, which is reasonable relative to the broader MS rental market.
What monthly rent should investors expect in Picayune, MS?
Rental rates in Picayune, MS average $1,208/mo. Tenant demand and $195K home values make the yield look reasonable by investor standards.
What is the tenant pool like in Picayune, MS?
The tenant pool in Picayune, MS is solid, supported by local employment and population fundamentals. Rents of $1,208/mo are well-absorbed by the market.
How do experienced investors play Picayune, MS?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Picayune, MS. The numbers - $195K homes against $1,208/mo rents - support that play.
How strong is Picayune, MS for real estate investors?
Picayune, MS rates 3.0/5 for investability. With median values at $195K and rents near $1,208/mo, the market offers reasonable fundamentals for rental investors.
You know 39466 now. You don’t know where it ranks.
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