Real Estate Investing in Crosby, Mississippi (39633)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39633 (Crosby, 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: 44.3% of homes vacant — above national norms.
- Declining values: -4.5% 5-year CAGR — values have moved lower.
- Elevated poverty: 20.8% poverty rate — can affect rent collection.
- Lower household income: $34,188 median — tenant affordability is tighter.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Crosby, MS (39633)?
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Market Analysis: 39633 Crosby
Investors eyeing 39633 need to respect the fundamentals at play. Home values of $107K come alongside slower price movement and elevated management overhead.
In practical terms, the numbers look inviting — $107K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39633 is substantial and deserves full respect.
Within MS, ZIP 39633 trails on several market indicators that neighboring Wilkinson County submarkets outperform. The gap is real and resilient enough to shape underwriting.
Employment concentration in 39633 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 39633 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 Crosby:
Market Trends
Home Value History (with trend line)
📊 How Does 39633 Compare?
| Metric | 39633 | Crosby | Mississippi |
|---|---|---|---|
| Home Value | $107,405 | $107,405 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $882 | $882 | - |
| Cap Rate | 6.4% | 6.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39633 (Crosby, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $107,405 |
| Monthly Rent | $882 |
| Price-to-Rent | 10.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.9% |
| Cap Rate | 6.4% |
| 5-Year IRR | 1.9% |
📈 Home Appreciation
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | -3.5% ▼ |
| 5-Year CAGR | -4.5% ▼ |
| 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%) is close to the estimated cap rate (6.4%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 39633
Population: 825
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
Frequently Asked Questions
Is vacancy a concern in Crosby, MS?
Crosby, MS vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How much does a house cost in Crosby, MS?
The median home value in Crosby, MS is roughly $107K. That puts it reasonable relative to the MS statewide average.
How much rent can I charge in Crosby, MS?
Average rent in Crosby, MS is approximately $882/mo per month. Against $107K home values that yields a reasonable rent-to-price ratio.
What does house hacking look like in Crosby, MS?
House hacking works a challenging in Crosby, MS. Rents of $882/mo against $107K acquisition make the strategy solid for owner-occupants.
How strong is Crosby, MS for real estate investors?
Investors tracking Crosby, MS will find a 3.0/5 rating supported by $107K median home values and $882/mo rents. That profile suits long-term holders targeting reliable returns.
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