Real Estate Investing in Seminary, Mississippi (39479)
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Should you buy in 39479 (Seminary, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.0% vacancy may signal weakening demand.
- Elevated poverty: 23.3% 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 Seminary, MS (39479)?
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Market Analysis: 39479 Seminary
The 39479 ZIP in Seminary, MS is a local-operator market. Outside capital chasing a $210K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $210K asset, 39479 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 39479 sits on the difficult end of the MS spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
The 39479 ZIP's population of 5,694 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
Strategy in 39479 is an operator game, not a passive one. In practical terms, entry prices of $210K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Seminary:
Market Trends
Home Value History (with trend line)
📊 How Does 39479 Compare?
| Metric | 39479 | Seminary | Hattiesburg, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $210,247 | $210,247 | N/A | $186,446 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 4.0% |
| Avg Rent | $801 | $801 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39479 (Seminary, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $210,247 |
| Monthly Rent | $801 |
| Price-to-Rent | 21.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +13.3% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +4.4% ▲ |
🏠 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 (3.0%). 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 39479
Population: 5,694
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 39479
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
Which real estate strategy fits Seminary, MS?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Seminary, MS. The numbers - $210K homes against $801/mo rents - support that play.
Is Seminary, MS landlord-friendly?
MS ranks as a landlord-friendly state for landlord-tenant law. Seminary generally follows the statewide framework, so landlords face reasonable operating rules.
Does Seminary, MS make sense for an investment property?
With a 3.0/5 investability score, Seminary, MS ranks as a solid market for rental property investors. Median prices of $210K and rents of $801/mo drive the underlying numbers.
Do rentals sit vacant long in Seminary, MS?
Rental vacancy in Seminary, MS is elevated. Investors should budget normal turnover but not chronic empty units.
Can I house hack in Seminary, MS?
Seminary, MS is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $210K price point reasonable to enter.
You know 39479 now. You don’t know where it ranks.
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