Real Estate Investing in Liberty, Mississippi (39645)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39645 (Liberty, 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: 19.7% of homes vacant — above national norms.
- Declining values: -1.3% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 4.4% in the last year.
- Lower household income: $33,471 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Liberty, MS (39645)?
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Market Analysis: 39645 Liberty
ZIP 39645 inside Amite County looks affordable on the surface — median value of $144K — but the discount exists for reasons that a careful buyer should understand before committing.
Put differently, the numbers look inviting — $144K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39645 is substantial and deserves full respect.
Statewide comparisons place 39645 among MS's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 39645 ZIP's population of 3,744 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
The 39645 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 Liberty:
Market Trends
Home Value History (with trend line)
📊 How Does 39645 Compare?
| Metric | 39645 | Liberty | Mississippi |
|---|---|---|---|
| Home Value | $143,802 | $143,802 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $792 | $792 | - |
| Cap Rate | 4.3% | 4.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39645 (Liberty, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $143,802 |
| Monthly Rent | $792 |
| Price-to-Rent | 15.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 3.0% |
📈 Home Appreciation
| 1-Year | -4.4% ▼ |
| 3-Year CAGR | -2.5% ▼ |
| 5-Year CAGR | -1.3% ▼ |
| 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 (4.3%). 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 39645
Population: 3,744
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 39645
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
Is Liberty, MS a smart market for rental property?
Liberty, MS stands at an investability rating of 3.0/5, with median home values near $144K and average rents around $792/mo. That combination puts it in the impressive tier for investor interest.
How much do tenants pay in Liberty, MS?
The typical rental in Liberty, MS commands about $792/mo monthly. That rent profile predictable cash flow against the $144K purchase basis.
What are home prices like in Liberty, MS?
In Liberty, MS the median home value sits at $144K. Against the broader MS market, that reads as reasonable for most investors.
What real estate strategy is ideal for Liberty, MS?
The best-fit strategy in Liberty, MS is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Are eviction rules reasonable in Liberty, MS?
Liberty, MS operates under MS law, which is landlord-friendly overall for landlords. Expect reliable treatment in typical lease and eviction cases.
You know 39645 now. You don’t know where it ranks.
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