Real Estate Investing in Pascagoula, Mississippi (39581)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39581 (Pascagoula, 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: 16.4% of homes vacant — above national norms.
- Elevated poverty: 30.9% poverty rate — can affect rent collection.
- Higher unemployment: 8.9% unemployment — tenant risk signal.
- Lower household income: $36,576 median — tenant affordability is tighter.
What’s happening in Pascagoula, MS (39581)?
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Market Analysis: 39581 Pascagoula
Not every below-median market is a bargain. Pascagoula's 39581 ZIP reports signals that favor experienced operators who can absorb the risk $138K pricing implies.
Rent of $1,104/mo on a $138K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 39581 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Pascagoula have seen price recovery that 39581 has not matched. Jackson County data supports the view that the spread is structural rather than temporary.
From an investor standpoint, 11,519 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.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Pascagoula:
Property Strategy for 39581
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $139,011 | $1,320 | 6.8% | +8.2% | $46,337 |
| 4BR | $177,899 | $1,650 | 6.7% | +5.8% | $44,475 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 39581 Compare?
| Metric | 39581 | Pascagoula | Gulfport-Biloxi, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $138,468 | $47,536 | N/A | $186,446 |
| 5-Year CAGR | 4.0% | 3.4% | N/A | 4.0% |
| Avg Rent | $1,104 | $1,115 | N/A | - |
| Cap Rate | 6.2% | 6.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39581 (Pascagoula, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $138,468 |
| Monthly Rent | $1,104 |
| Price-to-Rent | 10.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.6% |
| Cap Rate | 6.2% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | -1.1% ▼ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 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 (6.2%). 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 39581
Population: 11,519
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 39581
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
Is Pascagoula, MS a friendly market for rental owners?
MS law landlord-friendly for landlords, and Pascagoula inherits those rules. Investors should still review local ordinances for rental licensing.
How qualified is the tenant pool in Pascagoula, MS?
Tenant demand in Pascagoula, MS is solid. The local workforce $1,104/mo rents across most rental classes.
What is the median home value in Pascagoula, MS?
In Pascagoula, MS the median home value sits at $138K. Against the broader MS market, that reads as reasonable for most investors.
How do experienced investors play Pascagoula, MS?
A careful cash-flow rentals with hands-on management strategy Pascagoula, MS best. The market produces even-keeled results for that approach at the $138K price point.
How high is vacancy risk in Pascagoula, MS?
Rental vacancy in Pascagoula, MS is elevated. Investors should budget normal turnover but not chronic empty units.
You know 39581 now. You don’t know where it ranks.
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How 39581 ranks in Gulfport-Biloxi, MS
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