Real Estate Investing in Prentiss, Mississippi (39474)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39474 (Prentiss, 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: 16.9% of homes vacant — above national norms.
- Declining values: -4.9% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 5.2% in the last year.
- Lower household income: $29,375 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Prentiss, MS (39474)?
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Market Analysis: 39474 Prentiss
The 39474 ZIP in Prentiss, MS is a local-operator market. Outside capital chasing a $83K entry has to pair deep knowledge with the discount.
Rent of $783/mo on a $83K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 39474 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Prentiss have seen price recovery that 39474 has not matched. Jefferson Davis County data supports the view that the spread is structural rather than temporary.
Put differently, 6,128 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.
Experienced landlords with local relationships tend to find 39474 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Prentiss:
Market Trends
Home Value History (with trend line)
📊 How Does 39474 Compare?
| Metric | 39474 | Prentiss | Mississippi |
|---|---|---|---|
| Home Value | $82,900 | $82,900 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $783 | $783 | - |
| Cap Rate | 7.4% | 7.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39474 (Prentiss, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $82,900 |
| Monthly Rent | $783 |
| Price-to-Rent | 8.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.3% |
| Cap Rate | 7.4% |
| 5-Year IRR | 2.5% |
📈 Home Appreciation
| 1-Year | -5.2% ▼ |
| 3-Year CAGR | -3.3% ▼ |
| 5-Year CAGR | -4.9% ▼ |
| 10-Year CAGR | -0.8% ▼ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (7.4%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 39474
Population: 6,128
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 39474
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 landlord laws favorable in Prentiss, MS?
For rental operators, Prentiss, MS rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Does house hacking work in Prentiss, MS?
The a challenging house-hack environment in Prentiss, MS reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Is Prentiss, MS a smart market for rental property?
Yes - Prentiss, MS a 3.0/5 investability score. With $83K home prices against $783/mo monthly rent, the market delivers a reasonable entry point for new investors.
Where do rents currently stand in Prentiss, MS?
Expect rents around $783/mo per month in Prentiss, MS. With home values at $83K, the yield math works out to reasonable levels for rental investors.
What are home prices like in Prentiss, MS?
In Prentiss, MS the median home value sits at $83K. Against the broader MS market, that reads as reasonable for most investors.
You know 39474 now. You don’t know where it ranks.
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