Real Estate Investing in McComb, Mississippi (39648)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39648 (McComb, MS)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 23.5% of homes vacant — above national norms.
- Declining values: -0.7% 5-year CAGR — values have moved lower.
- Elevated poverty: 27.9% poverty rate — can affect rent collection.
- Lower household income: $38,870 median — tenant affordability is tighter.
What’s happening in McComb, MS (39648)?
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Market Analysis: 39648 McComb
Homes in the 39648 ZIP trade near $93K, a discount that has historically rewarded investors willing to renovate. Rent comps near $1,216/mo support the pro forma.
Value-add is the defining thesis in 39648. Homes trade near $93K, well below the state median, and rehabbed comps tend to clear meaningfully higher — a classic forced-equity setup.
The worth a close look for piece of regional context is that nearby ZIPs with newer stock and higher basis have priced out of the value-add game. 39648 has not.
Household income in 39648 supports the rent-lift thesis. 19,767 residents, deep working-age cohort, and the kind of tenant profile that responds to upgraded stock.
Strategic fit here is operational. Pro forma discipline, capex reserves, and lender relationships matter more than the marketing pitch.
Here's what matters if you're considering buying a home in McComb:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 39648 Compare?
| Metric | 39648 | McComb | McComb, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $92,921 | $92,921 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $1,216 | $1,216 | N/A | - |
| Cap Rate | 10.2% | 10.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39648 (McComb, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $92,921 |
| Monthly Rent | $1,216 |
| Price-to-Rent | 6.4:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 15.7% |
| Cap Rate | 10.2% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +6.7% ▲ |
| 3-Year CAGR | -2.0% ▼ |
| 5-Year CAGR | -0.7% ▼ |
| 10-Year CAGR | +1.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (10.2%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 39648
Population: 19,767
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 39648
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
How expensive is real estate in McComb, MS?
In McComb, MS the median home value sits at $93K. Against the broader MS market, that reads as reasonable for most investors.
Does the 1% rule work in McComb, MS?
Yes, many McComb, MS properties clear the 1% rule. The rent-to-price ratio averages 1.31%, supported by $1,216/mo rents.
Is McComb in MS worth investing in?
McComb, MS scores 4.0/5 for investability. Home values sit at $93K and rents near $1,216/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What monthly rent should investors expect in McComb, MS?
McComb, MS rentals go for roughly $1,216/mo a month. That puts gross yield in solid territory relative to $93K acquisition costs.
Is house hacking profitable in McComb, MS?
The an attractive house-hack environment in McComb, MS reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
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