Real Estate Investing in Poplarville, Mississippi (39470)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39470 (Poplarville, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 17.7% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Poplarville, MS (39470)?
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Market Analysis: 39470 Poplarville
The 39470 ZIP covers a section of Poplarville that demands careful diligence. Prices near $191K look accessible, but the work to make a deal cash flow is real.
The 39470 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 39470 and stronger Poplarville ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 39470 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 39470 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Poplarville:
Market Trends
Home Value History (with trend line)
📊 How Does 39470 Compare?
| Metric | 39470 | Poplarville | Picayune, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $190,805 | $190,805 | N/A | $186,446 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 4.0% |
| Avg Rent | $909 | $909 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
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 39470 (Poplarville, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $190,805 |
| Monthly Rent | $909 |
| Price-to-Rent | 17.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 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 39470
Population: 12,872
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 39470
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 1,073 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Poplarville, MS?
Median home price in Poplarville, MS is near $191K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
How deep is the rental pool in Poplarville, MS?
Poplarville, MS offers a consistent renter base at the $909/mo rent level. Tenant turnover is reasonable for well-managed properties.
How do landlord-tenant laws work in Poplarville, MS?
Rental owners in Poplarville, MS deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How high is vacancy risk in Poplarville, MS?
Occupancy in Poplarville, MS runs predictable with elevated vacancy. Well-priced units at $909/mo lease on reasonable timelines.
Does house hacking make sense in Poplarville, MS?
House hacking in Poplarville, MS is a challenging. With home values around $191K and rents at $909/mo, owner-occupants can offset a meaningful share of PITI.
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