Real Estate Investing in Centreville, Mississippi (39631)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39631 (Centreville, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 16.6% of homes vacant — above national norms.
- Declining values: -2.4% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 4.0% in the last year.
- Elevated poverty: 36.6% 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 Centreville, MS (39631)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 39631 Centreville
ZIP 39631 in Centreville, MS carries a impressive set of headwinds. Home values near $112K and rents of $774/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 39631 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
The gap between 39631 and stronger Centreville ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 39631 ZIP's population of 4,346 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
Distressed ZIPs reward experience. impressive returns are possible in 39631, 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 Centreville:
Market Trends
Home Value History (with trend line)
📊 How Does 39631 Compare?
| Metric | 39631 | Centreville | Mississippi |
|---|---|---|---|
| Home Value | $112,044 | $112,044 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $774 | $774 | - |
| Cap Rate | 5.4% | 5.4% | - |
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 39631 (Centreville, MS). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 39631 (Centreville, MS)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $112,044 |
| Monthly Rent | $774 |
| Price-to-Rent | 12.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.3% |
| Cap Rate | 5.4% |
| 5-Year IRR | 3.0% |
📈 Home Appreciation
| 1-Year | -4.0% ▼ |
| 3-Year CAGR | -1.8% ▼ |
| 5-Year CAGR | -2.4% ▼ |
| 10-Year CAGR | N/A |
🏠 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 (5.4%). 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 39631
Population: 4,346
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 39631
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 is the best play in Centreville, MS?
A careful cash-flow rentals with hands-on management strategy Centreville, MS best. The market produces reliable results for that approach at the $112K price point.
Is Centreville, MS a smart market for rental property?
Investors tracking Centreville, MS will find a 3.0/5 rating supported by $112K median home values and $774/mo rents. That profile suits long-term holders targeting steady returns.
Are eviction rules reasonable in Centreville, MS?
Landlord-friendliness in Centreville, MS is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Is Centreville, MS suited for a house hack?
Centreville, MS offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $774/mo rent level.
Where do home prices stand in Centreville, MS?
Homes in Centreville, MS typically sell near $112K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
You know 39631 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 39631 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
AI Market Advisor
Ask questions about investing in 39631 (Centreville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 39631 (Centreville, MS).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.