Real Estate Investing in Vancleave, Mississippi (39565)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39565 (Vancleave, 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.
- Elevated vacancy: 9.4% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Vancleave, MS (39565)?
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Market Analysis: 39565 Vancleave
The 39565 ZIP in Vancleave, MS is a local-operator market. Outside capital chasing a $273K entry has to pair deep knowledge with the discount.
The 39565 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader MS picture, 39565 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 39565 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 39565 is an operator game, not a passive one. On the rental side, entry prices of $273K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Vancleave:
Property Strategy for 39565
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $253,988 | $1,490 | 4.2% | +7.0% | $84,663 |
| 4BR | $337,371 | $1,820 | 3.9% | +7.3% | $84,343 |
Market Trends
Home Value History (with trend line)
📊 How Does 39565 Compare?
| Metric | 39565 | Vancleave | Gulfport-Biloxi, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $273,070 | $273,070 | N/A | $186,446 |
| 5-Year CAGR | 4.2% | 4.2% | N/A | 4.0% |
| Avg Rent | $990 | $990 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39565 (Vancleave, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $273,070 |
| Monthly Rent | $990 |
| Price-to-Rent | 23.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.8% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | +2.9% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 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 (2.8%). 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 39565
Population: 20,692
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 39565
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 kind of vacancy should I budget for in Vancleave, MS?
Vancleave, MS carries elevated vacancy risk. Expect steady absorption at market rents of $990/mo.
Are landlord laws favorable in Vancleave, MS?
MS ranks as a landlord-friendly state for landlord-tenant law. Vancleave generally follows the statewide framework, so landlords face reasonable operating rules.
How deep is the rental pool in Vancleave, MS?
Vancleave, MS offers a reliable renter base at the $990/mo rent level. Tenant turnover is reasonable for well-managed properties.
Can owner-occupants cash flow in Vancleave, MS?
For house hackers, Vancleave, MS is a challenging. The $990/mo rent on a unit helps defray the mortgage on a $273K property.
What real estate strategy is ideal for Vancleave, MS?
A careful cash-flow rentals with hands-on management strategy Vancleave, MS best. The market produces consistent results for that approach at the $273K price point.
You know 39565 now. You don’t know where it ranks.
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How 39565 ranks in Gulfport-Biloxi, MS
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