Real Estate Investing in Sontag, Mississippi (39665)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39665 (Sontag, 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.
- Elevated poverty: 36.0% poverty rate — can affect rent collection.
- Higher unemployment: 9.2% unemployment — tenant risk signal.
- Lower household income: $26,429 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 Sontag, MS (39665)?
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Market Analysis: 39665 Sontag
Put differently, ZIP 39665 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $127K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 39665 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within MS, ZIP 39665 trails on several market indicators that neighboring Lawrence County submarkets outperform. The gap is real and notable enough to shape underwriting.
The demographic picture in 39665 includes headwinds that any investor should price in. Income distribution skews lower than Sontag averages, and tenant stability requires active management.
Strategy in 39665 is an operator game, not a passive one. Put differently, entry prices of $127K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Sontag:
Market Trends
Home Value History (with trend line)
📊 How Does 39665 Compare?
| Metric | 39665 | Sontag | Brookhaven, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $126,981 | $126,981 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $810 | $810 | N/A | - |
| 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 39665 (Sontag, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $126,981 |
| Monthly Rent | $810 |
| Price-to-Rent | 13.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.7% |
| Cap Rate | 5.0% |
| 5-Year IRR | 2.9% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | -2.1% ▼ |
| 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 (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 39665
Population: 1,048
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
Investor Insight: With 694 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Sontag, MS?
Homes in Sontag, MS typically sell near $127K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
Is it easy to find good tenants in Sontag, MS?
Tenant quality in Sontag, MS ranks as solid. Landlords generally report stable occupancy at market rents of $810/mo.
Are eviction rules reasonable in Sontag, MS?
Sontag, MS operates under MS law, which is landlord-friendly overall for landlords. Expect stable treatment in typical lease and eviction cases.
Is house hacking profitable in Sontag, MS?
For house hackers, Sontag, MS is a challenging. The $810/mo rent on a unit helps defray the mortgage on a $127K property.
Are rents high in Sontag, MS?
Average rent in Sontag, MS is approximately $810/mo per month. Against $127K home values that yields a reasonable rent-to-price ratio.
You know 39665 now. You don’t know where it ranks.
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How 39665 ranks in Brookhaven, MS
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