Real Estate Investing in Meadville, Mississippi (39653)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39653 (Meadville, 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: 26.9% of homes vacant — above national norms.
- Declining values: -0.9% 5-year CAGR — values have moved lower.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Meadville, MS (39653)?
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Market Analysis: 39653 Meadville
Not every below-median market is a bargain. Meadville's 39653 ZIP reports signals that favor experienced operators who can absorb the risk $141K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 39653 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 39653 sits on the difficult end of the MS spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
The 39653 ZIP's population of 2,761 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
The 39653 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 Meadville:
Market Trends
Home Value History (with trend line)
📊 How Does 39653 Compare?
| Metric | 39653 | Meadville | Mississippi |
|---|---|---|---|
| Home Value | $141,337 | $141,337 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $900 | $900 | - |
| Cap Rate | 5.0% | 5.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39653 (Meadville, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $141,337 |
| Monthly Rent | $900 |
| Price-to-Rent | 13.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 5.0% |
| 5-Year IRR | 4.1% |
📈 Home Appreciation
| 1-Year | -0.2% ▼ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | -0.9% ▼ |
| 10-Year CAGR | +1.8% ▲ |
🏠 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 (5.0%). 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 39653
Population: 2,761
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 39653
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
What real estate strategy is ideal for Meadville, MS?
A careful cash-flow rentals with hands-on management strategy Meadville, MS best. The market produces measured results for that approach at the $141K price point.
How high is vacancy risk in Meadville, MS?
Meadville, MS vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How do landlord-tenant laws work in Meadville, MS?
Meadville, MS operates under MS law, which is landlord-friendly overall for landlords. Expect stable treatment in typical lease and eviction cases.
Does house hacking work in Meadville, MS?
House hacking in Meadville, MS is a challenging. With home values around $141K and rents at $900/mo, owner-occupants can offset a meaningful share of PITI.
What is the renter demographic in Meadville, MS?
The tenant pool in Meadville, MS is solid, supported by local employment and population fundamentals. Rents of $900/mo are well-absorbed by the market.
You know 39653 now. You don’t know where it ranks.
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