Real Estate Investing in Smithdale, Mississippi (39664)
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Should you buy in 39664 (Smithdale, 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.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Flat appreciation: Values have barely moved over 5 years (0.8% CAGR).
- Elevated poverty: 37.6% 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 Smithdale, MS (39664)?
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Market Analysis: 39664 Smithdale
ZIP 39664 in Smithdale, MS carries a solid set of headwinds. Home values near $188K and rents of $810/mo sit inside a market where underwriting has to be tight.
The 39664 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within MS, ZIP 39664 trails on several market indicators that neighboring Franklin County submarkets outperform. The gap is real and durable enough to shape underwriting.
The demographic picture in 39664 includes headwinds that any investor should price in. Income distribution skews lower than Smithdale averages, and tenant stability requires active management.
Distressed ZIPs reward experience. robust returns are possible in 39664, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Smithdale:
Market Trends
Home Value History (with trend line)
📊 How Does 39664 Compare?
| Metric | 39664 | Smithdale | Brookhaven, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $187,583 | $187,583 | N/A | $186,446 |
| 5-Year CAGR | 0.8% | 0.8% | N/A | 4.0% |
| Avg Rent | $810 | $810 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39664 (Smithdale, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $187,583 |
| Monthly Rent | $810 |
| Price-to-Rent | 19.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 4.1% |
📈 Home Appreciation
| 1-Year | +2.9% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +0.8% ▲ |
| 10-Year CAGR | +2.7% ▲ |
🏠 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 (3.4%). 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 39664
Population: 2,627
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How does Smithdale, MS stack up for property investment?
Yes - Smithdale, MS a 2.0/5 investability score. With $188K home prices against $810/mo monthly rent, the market delivers a reasonable entry point for new investors.
Where do rents currently stand in Smithdale, MS?
The typical rental in Smithdale, MS commands about $810/mo monthly. That rent profile steady cash flow against the $188K purchase basis.
Are homes affordable in Smithdale, MS?
Smithdale, MS home values average about $188K. That price point suits investors targeting rentals with $810/mo in monthly income.
Does house hacking make sense in Smithdale, MS?
House hacking in Smithdale, MS is reasonable to execute. Prices around $188K and rents of $810/mo solid owner-occupant economics.
What is the typical vacancy rate in Smithdale, MS?
Smithdale, MS vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 39664 now. You don’t know where it ranks.
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How 39664 ranks in Brookhaven, MS
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