Real Estate Investing in Richton, Mississippi (39476)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39476 (Richton, 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: 23.2% of homes vacant — above national norms.
- Elevated poverty: 20.1% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Richton, MS (39476)?
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Market Analysis: 39476 Richton
ZIP 39476 inside Perry County looks affordable on the surface — median value of $163K — but the discount exists for reasons that a careful buyer should understand before committing.
Turning to rents, the numbers look inviting — $163K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39476 is substantial and deserves full respect.
Nearby ZIPs in Richton have seen price recovery that 39476 has not matched. Perry County data supports the view that the spread is structural rather than temporary.
The 39476 ZIP's population of 6,336 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
leans 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 Richton:
Property Strategy for 39476
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $89,864 | $1,030 | 8.3% | +1.7% | $44,932 |
| 3BR | $135,947 | $1,320 | 7.0% | +2.8% | $45,316 |
| 4BR | $212,516 | $1,370 | 4.6% | +4.1% | $53,129 |
Market Trends
Home Value History (with trend line)
📊 How Does 39476 Compare?
| Metric | 39476 | Richton | Hattiesburg, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $162,563 | $162,563 | N/A | $186,446 |
| 5-Year CAGR | 2.2% | 2.2% | N/A | 4.0% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 4.5% | 4.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39476 (Richton, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $162,563 |
| Monthly Rent | $927 |
| Price-to-Rent | 14.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.5% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +16.2% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +2.2% ▲ |
| 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 (4.5%). 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 39476
Population: 6,336
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 39476
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
Do rentals sit vacant long in Richton, MS?
Expect elevated vacancy in Richton, MS. Rents at $927/mo are absorbed by the tenant base without meaningful lag.
Is Richton, MS good for landlords?
For rental operators, Richton, MS rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Should investors consider Richton, MS?
With a 3.0/5 investability score, Richton, MS ranks as a solid market for rental property investors. Median prices of $163K and rents of $927/mo drive the underlying numbers.
How deep is the rental pool in Richton, MS?
Expect a solid tenant pool in Richton, MS. The rental market absorbs $927/mo rents without meaningful friction.
What monthly rent should investors expect in Richton, MS?
Average rent in Richton, MS is approximately $927/mo per month. Against $163K home values that yields a reasonable rent-to-price ratio.
You know 39476 now. You don’t know where it ranks.
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How 39476 ranks in Hattiesburg, MS
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