Real Estate Investing in Mc Henry, Mississippi (39561)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39561 (Mc Henry, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 17.5% 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 Mc Henry, MS (39561)?
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Market Analysis: 39561 Mc Henry
The 39561 ZIP covers a section of Mc Henry that demands careful diligence. Prices near $223K look accessible, but the work to make a deal cash flow is real.
Rent of $837/mo on a $223K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 39561 sits below the stated 0.0% once reality is priced in.
ZIP 39561's metrics run below Stone County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
On balance, 2,224 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.
Distressed ZIPs reward experience. significant returns are possible in 39561, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Mc Henry:
Market Trends
Home Value History (with trend line)
📊 How Does 39561 Compare?
| Metric | 39561 | Mc Henry | Gulfport-Biloxi, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $223,336 | $228,350 | N/A | $186,446 |
| 5-Year CAGR | 5.4% | 5.0% | N/A | 4.0% |
| Avg Rent | $837 | $873 | N/A | - |
| Cap Rate | 2.9% | 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 39561 (Mc Henry, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $223,336 |
| Monthly Rent | $837 |
| Price-to-Rent | 22.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +8.0% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 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 (2.9%). 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 39561
Population: 2,224
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
🎓 Nearby Colleges & Universities
Investor Insight: With 1,877 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How qualified is the tenant pool in Mc Henry, MS?
The tenant pool in Mc Henry, MS is solid, supported by local employment and population fundamentals. Rents of $837/mo are well-absorbed by the market.
Can I live-in-and-rent in Mc Henry, MS?
House hacking in Mc Henry, MS is a challenging. With home values around $223K and rents at $837/mo, owner-occupants can offset a meaningful share of PITI.
How expensive is real estate in Mc Henry, MS?
Median home price in Mc Henry, MS is near $223K, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
Is Mc Henry, MS a friendly market for rental owners?
For rental operators, Mc Henry, MS rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How strong is Mc Henry, MS for real estate investors?
Mc Henry, MS scores 3.0/5 for investability. Home values sit at $223K and rents near $837/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 39561 now. You don’t know where it ranks.
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How 39561 ranks in Gulfport-Biloxi, MS
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