Real Estate Investing in Bogue Chitto, Mississippi (39629)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39629 (Bogue Chitto, 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: 13.8% 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 Bogue Chitto, MS (39629)?
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Market Analysis: 39629 Bogue Chitto
The 39629 ZIP covers a section of Bogue Chitto that demands careful diligence. Prices near $188K look accessible, but the work to make a deal cash flow is real.
Put differently, the numbers look inviting — $188K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39629 is substantial and deserves full respect.
ZIP 39629's metrics run below Lincoln County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 39629 ZIP's population of 6,460 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
Strategically, 39629 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Bogue Chitto:
Market Trends
Home Value History (with trend line)
📊 How Does 39629 Compare?
| Metric | 39629 | Bogue Chitto | Brookhaven, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $187,567 | $187,567 | N/A | $186,446 |
| 5-Year CAGR | 1.6% | 1.6% | N/A | 4.0% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39629 (Bogue Chitto, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $187,567 |
| Monthly Rent | $873 |
| Price-to-Rent | 17.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +1.6% ▲ |
| 10-Year CAGR | +2.9% ▲ |
🏠 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 (3.6%). 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 39629
Population: 6,460
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 39629
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
Frequently Asked Questions
Should investors consider Bogue Chitto, MS?
With a 2.0/5 investability score, Bogue Chitto, MS ranks as a solid market for rental property investors. Median prices of $188K and rents of $873/mo drive the underlying numbers.
What do rentals go for in Bogue Chitto, MS?
Rental rates in Bogue Chitto, MS average $873/mo. Tenant demand and $188K home values make the yield look reasonable by investor standards.
How tight is the rental market in Bogue Chitto, MS?
Bogue Chitto, MS carries elevated vacancy risk. Expect measured absorption at market rents of $873/mo.
What is the renter demographic in Bogue Chitto, MS?
Tenant quality in Bogue Chitto, MS ranks as solid. Landlords generally report measured occupancy at market rents of $873/mo.
How much should I expect to pay for a home in Bogue Chitto, MS?
Typical homes in Bogue Chitto, MS go for around $188K. The 5-year CAGR of 0.0% reliable price movement.
You know 39629 now. You don’t know where it ranks.
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How 39629 ranks in Brookhaven, MS
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