Real Estate Investing in Kiln, Mississippi (39556)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39556 (Kiln, 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.
- High vacancy: 19.5% 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 Kiln, MS (39556)?
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Market Analysis: 39556 Kiln
Investors eyeing 39556 need to respect the fundamentals at play. Home values of $242K come alongside slower price movement and elevated management overhead.
Rent of $1,071/mo on a $242K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 39556 sits below the stated 0.0% once reality is priced in.
ZIP 39556'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.
The 39556 ZIP's population of 7,583 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
The right play in 39556 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Kiln:
Property Strategy for 39556
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $166,878 | $1,190 | 5.1% | +4.5% | $83,439 |
| 3BR | $227,557 | $1,540 | 4.9% | +4.4% | $75,852 |
| 4BR | $320,961 | $1,680 | 3.8% | +4.8% | $80,240 |
Market Trends
Home Value History (with trend line)
📊 How Does 39556 Compare?
| Metric | 39556 | Kiln | Gulfport-Biloxi, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $242,105 | $242,105 | N/A | $186,446 |
| 5-Year CAGR | 3.4% | 3.4% | N/A | 4.0% |
| Avg Rent | $1,071 | $1,071 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39556 (Kiln, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $242,105 |
| Monthly Rent | $1,071 |
| Price-to-Rent | 18.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +10.4% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 10-Year CAGR | +5.2% ▲ |
🏠 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 (3.5%). 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 39556
Population: 7,583
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 39556
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 price range are homes in Kiln, MS?
The median home value in Kiln, MS is roughly $242K. That puts it reasonable relative to the MS statewide average.
How deep is the rental pool in Kiln, MS?
The tenant pool in Kiln, MS is solid, supported by local employment and population fundamentals. Rents of $1,071/mo are well-absorbed by the market.
Is Kiln, MS good for house hacking?
The house hack math a challenging in Kiln, MS. Owner-occupant buyers benefit from the $1,071/mo rents and $242K home values.
What monthly rent should investors expect in Kiln, MS?
Rental rates in Kiln, MS average $1,071/mo. Tenant demand and $242K home values make the yield look reasonable by investor standards.
How strong is Kiln, MS for real estate investors?
Kiln, MS rates 3.0/5 for investability. With median values at $242K and rents near $1,071/mo, the market offers reasonable fundamentals for rental investors.
You know 39556 now. You don’t know where it ranks.
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How 39556 ranks in Gulfport-Biloxi, MS
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