Real Estate Investing in McCall Creek, Mississippi (39647)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39647 (McCall Creek, MS)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 65.8% of homes vacant — above national norms.
- Elevated poverty: 34.8% poverty rate — can affect rent collection.
• 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 McCall Creek, MS (39647)?
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Market Analysis: 39647 McCall Creek
Not every below-median market is a bargain. McCall Creek's 39647 ZIP stands at signals that favor experienced operators who can absorb the risk $160K pricing implies.
The investment case in 39647 is significant only for operators who understand what they are buying. A $160K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within MS, ZIP 39647 trails on several market indicators that neighboring Franklin County submarkets outperform. The gap is real and notable enough to shape underwriting.
The demographic picture in 39647 includes headwinds that any investor should price in. Income distribution skews lower than McCall Creek averages, and tenant stability requires active management.
New investors are better served looking at McCall Creek's stable or hybrid ZIPs before stepping into 39647. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in McCall Creek:
Market Trends
Home Value History (with trend line)
📊 How Does 39647 Compare?
| Metric | 39647 | McCall Creek | Mississippi |
|---|---|---|---|
| Home Value | $159,811 | $159,811 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $801 | $801 | - |
| Cap Rate | 3.9% | 3.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39647 (McCall Creek, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $159,811 |
| Monthly Rent | $801 |
| Price-to-Rent | 16.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 1.7% |
📈 Home Appreciation
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | -2.3% ▼ |
| 5-Year CAGR | N/A |
| 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 (3.9%). 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 39647
Population: 666
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 McCall Creek, MS good for house hacking?
The house hack math a challenging in McCall Creek, MS. Owner-occupant buyers benefit from the $801/mo rents and $160K home values.
Is McCall Creek, MS a good market for buy-and-hold investors?
Investors tracking McCall Creek, MS will find a 2.0/5 rating supported by $160K median home values and $801/mo rents. That profile suits long-term holders targeting reliable returns.
Are homes affordable in McCall Creek, MS?
McCall Creek, MS median home values land near $160K. That is reasonable territory for investors looking at $801/mo-per-month rentals.
Is MS a landlord-friendly state?
The landlord environment in McCall Creek, MS is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What kind of tenants rent in McCall Creek, MS?
McCall Creek, MS offers a consistent renter base at the $801/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 39647 now. You don’t know where it ranks.
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