Real Estate Investing in Jayess, Mississippi (39641)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39641 (Jayess, 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: 17.4% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.3% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Jayess, MS (39641)?
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Market Analysis: 39641 Jayess
Not every below-median market is a bargain. Jayess's 39641 ZIP stands at signals that favor experienced operators who can absorb the risk $158K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $158K asset, 39641 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Jayess have seen price recovery that 39641 has not matched. Lawrence County data supports the view that the spread is structural rather than temporary.
Resident income in 39641 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 39641 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 Jayess:
Market Trends
Home Value History (with trend line)
📊 How Does 39641 Compare?
| Metric | 39641 | Jayess | Mississippi |
|---|---|---|---|
| Home Value | $157,878 | $157,878 | $186,446 |
| 5-Year CAGR | 0.3% | 0.3% | 4.0% |
| Avg Rent | $882 | $882 | - |
| Cap Rate | 4.4% | 4.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39641 (Jayess, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $157,878 |
| Monthly Rent | $882 |
| Price-to-Rent | 14.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | +6.7% ▲ |
| 3-Year CAGR | -0.2% ▼ |
| 5-Year CAGR | +0.3% ▲ |
| 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 (4.4%). 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.
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Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 39641
Population: 6,821
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
What real estate strategy is ideal for Jayess, MS?
For Jayess, MS, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How strong is the working-renter base in Jayess, MS?
Tenant demand in Jayess, MS is solid. The local workforce $882/mo rents across most rental classes.
Is Jayess, MS a good market for buy-and-hold investors?
Our data puts Jayess, MS at 3.0/5 for investability. Home prices of $158K and rents around $882/mo create a solid backdrop for investor activity.
Can owner-occupants cash flow in Jayess, MS?
Jayess, MS is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $158K price point reasonable to enter.
How quickly do rentals get leased in Jayess, MS?
Jayess, MS carries elevated vacancy risk. Expect predictable absorption at market rents of $882/mo.
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