Real Estate Investing in Monticello, Mississippi (39654)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39654 (Monticello, 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: 26.5% of homes vacant — above national norms.
- Declining values: -1.6% 5-year CAGR — values have moved lower.
- Higher unemployment: 9.1% unemployment — tenant risk signal.
- Lower household income: $38,093 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 Monticello, MS (39654)?
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Market Analysis: 39654 Monticello
In practical terms, ZIP 39654 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $118K median. It rewards specialists, not generalists.
The 39654 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 39654 sits on the difficult end of the MS spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 39654 includes headwinds that any investor should price in. Income distribution skews lower than Monticello averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 39654 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Monticello:
Property Strategy for 39654
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $71,605 | $840 | 8.4% | — | $35,802 |
| 3BR | $111,452 | $1,070 | 6.9% | +0.6% | $37,151 |
Market Trends
Home Value History (with trend line)
📊 How Does 39654 Compare?
| Metric | 39654 | Monticello | Mississippi |
|---|---|---|---|
| Home Value | $117,800 | $117,800 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $756 | $756 | - |
| 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 39654 (Monticello, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $117,800 |
| Monthly Rent | $756 |
| Price-to-Rent | 13.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.7% |
| Cap Rate | 5.0% |
| 5-Year IRR | 3.4% |
📈 Home Appreciation
| 1-Year | +1.9% ▲ |
| 3-Year CAGR | -3.7% ▼ |
| 5-Year CAGR | -1.6% ▼ |
| 10-Year CAGR | +0.9% ▲ |
🏠 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 39654
Population: 4,589
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 39654
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
How do experienced investors play Monticello, MS?
In Monticello, MS the healthy play is typically careful cash-flow rentals with hands-on management. The combination of $118K prices and $756/mo rents suits that approach.
What is the typical rental rate in Monticello, MS?
Monticello, MS rentals go for roughly $756/mo a month. That puts gross yield in solid territory relative to $118K acquisition costs.
What is the rental occupancy rate in Monticello, MS?
Vacancy risk in Monticello, MS is elevated. That supports reliable cash flow for typical rental holds.
How strict are landlord regulations in Monticello, MS?
MS ranks as a landlord-friendly state for landlord-tenant law. Monticello generally follows the statewide framework, so landlords face reasonable operating rules.
What kind of tenants rent in Monticello, MS?
The tenant pool in Monticello, MS is solid, supported by local employment and population fundamentals. Rents of $756/mo are well-absorbed by the market.
You know 39654 now. You don’t know where it ranks.
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