Real Estate Investing in Magnolia, Mississippi (39652)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39652 (Magnolia, 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: 19.3% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.4% CAGR).
- Elevated poverty: 35.0% poverty rate — can affect rent collection.
- Lower household income: $28,688 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 Magnolia, MS (39652)?
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Market Analysis: 39652 Magnolia
This part of Pike County is not an easy win. The 39652 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 39652 can be a a solid fit for hunting ground — but the discount at $106K reflects genuine risk that outside investors often underestimate.
In the broader MS picture, 39652 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 39652 includes headwinds that any investor should price in. Income distribution skews lower than Magnolia averages, and tenant stability requires active management.
Distressed ZIPs reward experience. significant returns are possible in 39652, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Magnolia:
Market Trends
Home Value History (with trend line)
📊 How Does 39652 Compare?
| Metric | 39652 | Magnolia | McComb, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $106,325 | $106,325 | N/A | $186,446 |
| 5-Year CAGR | 0.4% | 0.4% | N/A | 4.0% |
| Avg Rent | $873 | $873 | N/A | - |
| 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 39652 (Magnolia, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $106,325 |
| Monthly Rent | $873 |
| Price-to-Rent | 10.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.9% |
| Cap Rate | 6.4% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +13.8% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +0.4% ▲ |
| 10-Year CAGR | +2.2% ▲ |
🏠 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 39652
Population: 8,522
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 39652
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
What is the investability score for Magnolia, MS?
The 3.0/5 investability rating in Magnolia, MS reflects its $106K prices and $873/mo rents. Investors generally consider it a solid option within MS.
How strong is the working-renter base in Magnolia, MS?
Magnolia, MS offers a even-keeled renter base at the $873/mo rent level. Tenant turnover is reasonable for well-managed properties.
What do landlords charge for rent in Magnolia, MS?
The typical rental in Magnolia, MS commands about $873/mo monthly. That rent profile steady cash flow against the $106K purchase basis.
Are there empty rentals in Magnolia, MS?
Vacancy risk in Magnolia, MS is elevated. That supports stable cash flow for typical rental holds.
Is Magnolia, MS better for rentals, flips, or BRRRR?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Magnolia, MS. The numbers - $106K homes against $873/mo rents - support that play.
You know 39652 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 39652 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
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