Real Estate Investing in Roxie, Mississippi (39661)
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Should you buy in 39661 (Roxie, 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: 27.3% of homes vacant — above national norms.
- Declining values: -2.7% 5-year CAGR — values have moved lower.
- Elevated poverty: 25.1% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Roxie, MS (39661)?
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Market Analysis: 39661 Roxie
The 39661 ZIP in Roxie, MS is a local-operator market. Outside capital chasing a $126K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 39661 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within MS, ZIP 39661 trails on several market indicators that neighboring Franklin County submarkets outperform. The gap is real and notable enough to shape underwriting.
Resident income in 39661 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 39661 is an operator game, not a passive one. Put differently, entry prices of $126K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Roxie:
Market Trends
Home Value History (with trend line)
📊 How Does 39661 Compare?
| Metric | 39661 | Roxie | Natchez, MS-LA | Mississippi |
|---|---|---|---|---|
| Home Value | $126,197 | $126,197 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $1,071 | $1,071 | N/A | - |
| Cap Rate | 6.6% | 6.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39661 (Roxie, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $126,197 |
| Monthly Rent | $1,071 |
| Price-to-Rent | 9.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.2% |
| Cap Rate | 6.6% |
| 5-Year IRR | 4.0% |
📈 Home Appreciation
| 1-Year | -0.2% ▼ |
| 3-Year CAGR | -1.3% ▼ |
| 5-Year CAGR | -2.7% ▼ |
| 10-Year CAGR | +0.2% ▲ |
🏠 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 (6.6%). 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 39661
Population: 2,641
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
Where do home prices stand in Roxie, MS?
In Roxie, MS the median home value sits at $126K. Against the broader MS market, that reads as reasonable for most investors.
What type of investing works in Roxie, MS?
For Roxie, MS, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is the typical renter like in Roxie, MS?
The tenant pool in Roxie, MS is solid, supported by local employment and population fundamentals. Rents of $1,071/mo are well-absorbed by the market.
What does house hacking look like in Roxie, MS?
Roxie, MS is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $126K price point reasonable to enter.
Is Roxie, MS good for landlords?
The landlord environment in Roxie, MS is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
You know 39661 now. You don’t know where it ranks.
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