Real Estate Investing in Silver Creek, Mississippi (39663)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39663 (Silver Creek, 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: 19.3% of homes vacant — above national norms.
- Declining values: -3.2% 5-year CAGR — values have moved lower.
- Elevated poverty: 21.0% 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 Silver Creek, MS (39663)?
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Market Analysis: 39663 Silver Creek
Stepping back, ZIP 39663 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $111K median. It rewards specialists, not generalists.
Meanwhile, the numbers look inviting — $111K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39663 is substantial and deserves full respect.
ZIP 39663's metrics run below Lawrence County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 39663 includes headwinds that any investor should price in. Income distribution skews lower than Silver Creek averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 39663 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 Silver Creek:
Market Trends
Home Value History (with trend line)
📊 How Does 39663 Compare?
| Metric | 39663 | Silver Creek | Mississippi |
|---|---|---|---|
| Home Value | $110,847 | $110,847 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $783 | $783 | - |
| Cap Rate | 5.5% | 5.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39663 (Silver Creek, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $110,847 |
| Monthly Rent | $783 |
| Price-to-Rent | 11.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.5% |
| Cap Rate | 5.5% |
| 5-Year IRR | 2.3% |
📈 Home Appreciation
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | -4.0% ▼ |
| 5-Year CAGR | -3.2% ▼ |
| 10-Year CAGR | 0.0% ▼ |
🏠 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 (5.5%). 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 39663
Population: 2,405
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
Is Silver Creek, MS a good place for real estate investing?
Silver Creek, MS rates 3.0/5 for investability. With median values at $111K and rents near $783/mo, the market offers reasonable fundamentals for rental investors.
How deep is the rental pool in Silver Creek, MS?
Silver Creek, MS offers a measured renter base at the $783/mo rent level. Tenant turnover is reasonable for well-managed properties.
What do landlords charge for rent in Silver Creek, MS?
Average rent in Silver Creek, MS is approximately $783/mo per month. Against $111K home values that yields a reasonable rent-to-price ratio.
What is the rental occupancy rate in Silver Creek, MS?
Vacancy risk in Silver Creek, MS is elevated. That supports measured cash flow for typical rental holds.
Does house hacking make sense in Silver Creek, MS?
The house hack math a challenging in Silver Creek, MS. Owner-occupant buyers benefit from the $783/mo rents and $111K home values.
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