Real Estate Investing in Oak Vale, Mississippi (39656)
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Should you buy in 39656 (Oak Vale, MS)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 38.0% of homes vacant — above national norms.
- 1-year downturn: Values declined 4.8% in the last year.
- Elevated poverty: 21.0% 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 Oak Vale, MS (39656)?
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Market Analysis: 39656 Oak Vale
The 39656 ZIP in Oak Vale, MS is a local-operator market. Outside capital chasing a $99K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 39656 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Oak Vale have seen price recovery that 39656 has not matched. Lawrence County data supports the view that the spread is structural rather than temporary.
Resident income in 39656 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 39656 is an operator game, not a passive one. On balance, entry prices of $99K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Oak Vale:
Market Trends
Home Value History (with trend line)
📊 How Does 39656 Compare?
| Metric | 39656 | Oak Vale | Mississippi |
|---|---|---|---|
| Home Value | $99,070 | $99,070 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $783 | $783 | - |
| Cap Rate | 6.2% | 6.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39656 (Oak Vale, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $99,070 |
| Monthly Rent | $783 |
| Price-to-Rent | 10.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.5% |
| Cap Rate | 6.2% |
| 5-Year IRR | 3.0% |
📈 Home Appreciation
| 1-Year | -4.8% ▼ |
| 3-Year CAGR | -3.2% ▼ |
| 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 (6.2%). 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.
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Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 39656
Population: 798
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
What is the tenant pool like in Oak Vale, MS?
Oak Vale, MS offers a consistent renter base at the $783/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Oak Vale in MS worth investing in?
The 3.0/5 investability rating in Oak Vale, MS reflects its $99K prices and $783/mo rents. Investors generally consider it a solid option within MS.
How quickly do rentals get leased in Oak Vale, MS?
Oak Vale, MS vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What does house hacking look like in Oak Vale, MS?
Oak Vale, MS offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $783/mo rent level.
Where do home prices stand in Oak Vale, MS?
Homes in Oak Vale, MS typically sell near $99K. Prices have moved at a 0.0% 5-year CAGR, which stable long-term demand.
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