Real Estate Investing in Bay Saint Louis, Mississippi (39520)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39520 (Bay Saint Louis, 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: 18.3% of homes vacant — above national norms.
What’s happening in Bay Saint Louis, MS (39520)?
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Market Analysis: 39520 Bay Saint Louis
Turning to rents, ZIP 39520 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $243K median. It rewards specialists, not generalists.
Rent of $1,506/mo on a $243K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 39520 sits below the stated 0.0% once reality is priced in.
ZIP 39520's metrics run below Hancock County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 39520 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Experienced landlords with local relationships tend to find 39520 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 Bay Saint Louis:
Property Strategy for 39520
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $150,350 | $910 | 4.4% | +6.1% | $150,350 |
| 2BR | $213,469 | $1,120 | 3.8% | +6.5% | $106,735 |
| 3BR | $240,913 | $1,450 | 4.3% | +5.2% | $80,304 |
| 4BR | $326,514 | $1,580 | 3.5% | +6.2% | $81,629 |
| 5BR | $409,606 | — | — | +6.4% | $81,921 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 39520 Compare?
| Metric | 39520 | Bay Saint Louis | Gulfport-Biloxi, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $243,004 | $243,004 | N/A | $186,446 |
| 5-Year CAGR | 2.8% | 2.8% | N/A | 4.0% |
| Avg Rent | $1,506 | $1,506 | 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 39520 (Bay Saint Louis, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $243,004 |
| Monthly Rent | $1,506 |
| Price-to-Rent | 13.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.4% |
| Cap Rate | 4.8% |
| 5-Year IRR | 7.6% |
📈 Home Appreciation
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 39520
Population: 15,471
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 39520
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
What are vacancy rates like in Bay Saint Louis, MS?
Expect elevated vacancy in Bay Saint Louis, MS. Rents at $1,506/mo are absorbed by the tenant base without meaningful lag.
What monthly rent should investors expect in Bay Saint Louis, MS?
Rent in Bay Saint Louis, MS is around $1,506/mo. The resulting rent-to-value relationship with $243K pricing is reasonable for most investor models.
Where do home prices stand in Bay Saint Louis, MS?
In Bay Saint Louis, MS the median home value sits at $243K. Against the broader MS market, that reads as reasonable for most investors.
Is Bay Saint Louis, MS suited for a house hack?
Bay Saint Louis, MS is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $243K price point reasonable to enter.
What is the best play in Bay Saint Louis, MS?
Investors usually favor careful cash-flow rentals with hands-on management in Bay Saint Louis, MS. With home values at $243K and rents near $1,506/mo, other strategies can work but produce measured rather than outsized returns.
You know 39520 now. You don’t know where it ranks.
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How 39520 ranks in Gulfport-Biloxi, MS
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