Real Estate Investing in Brookhaven, Mississippi (39601)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39601 (Brookhaven, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 16.8% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.0% CAGR).
- Elevated poverty: 21.5% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Brookhaven, MS (39601)?
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Market Analysis: 39601 Brookhaven
The 39601 ZIP in Brookhaven, MS is a local-operator market. Outside capital chasing a $164K entry has to pair deep knowledge with the discount.
The 39601 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within MS, ZIP 39601 trails on several market indicators that neighboring Lincoln County submarkets outperform. The gap is real and robust enough to shape underwriting.
A solid renter share of 29% in 39601 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 39601 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Brookhaven:
Property Strategy for 39601
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $149,077 | $890 | 4.3% | +4.8% | $74,538 |
| 3BR | $205,590 | $1,170 | 4.1% | +6.0% | $68,530 |
| 4BR | $307,454 | $1,170 | 2.7% | +6.8% | $76,863 |
Market Trends
Home Value History (with trend line)
📊 How Does 39601 Compare?
| Metric | 39601 | Brookhaven | Brookhaven, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $164,447 | $164,447 | N/A | $186,446 |
| 5-Year CAGR | 0.0% | 0.0% | N/A | 4.0% |
| Avg Rent | $801 | $801 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39601 (Brookhaven, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $164,447 |
| Monthly Rent | $801 |
| Price-to-Rent | 17.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 3.8% |
📈 Home Appreciation
| 1-Year | -1.7% ▼ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +0.0% ▲ |
| 10-Year CAGR | +2.8% ▲ |
🏠 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 (3.8%). 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 39601
Population: 23,748
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 39601
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 694 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How high is vacancy risk in Brookhaven, MS?
Brookhaven, MS carries elevated vacancy risk. Expect measured absorption at market rents of $801/mo.
What do rentals go for in Brookhaven, MS?
Average rent in Brookhaven, MS is approximately $801/mo per month. Against $164K home values that yields a reasonable rent-to-price ratio.
Can owner-occupants cash flow in Brookhaven, MS?
Brookhaven, MS is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $164K price point reasonable to enter.
What is the average home sale price in Brookhaven, MS?
Expect median prices around $164K in Brookhaven, MS. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
Does Brookhaven, MS make sense for an investment property?
The 2.0/5 investability rating in Brookhaven, MS reflects its $164K prices and $801/mo rents. Investors generally consider it a solid option within MS.
You know 39601 now. You don’t know where it ranks.
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How 39601 ranks in Brookhaven, MS
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