Real Estate Investing in Summit, Mississippi (39666)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39666 (Summit, 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.
- High vacancy: 18.5% of homes vacant — above national norms.
- Declining values: 0.0% 5-year CAGR — values have moved lower.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Summit, MS (39666)?
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Market Analysis: 39666 Summit
Investors eyeing 39666 need to respect the fundamentals at play. Home values of $145K come alongside slower price movement and elevated management overhead.
The investment case in 39666 is significant only for operators who understand what they are buying. A $145K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 39666 among MS's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Turning to rents, 11,985 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 39666 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Summit:
Market Trends
Home Value History (with trend line)
📊 How Does 39666 Compare?
| Metric | 39666 | Summit | McComb, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $145,451 | $145,451 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $882 | $882 | N/A | - |
| Cap Rate | 4.7% | 4.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39666 (Summit, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $145,451 |
| Monthly Rent | $882 |
| Price-to-Rent | 13.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.3% |
| Cap Rate | 4.7% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | +9.2% ▲ |
| 3-Year CAGR | -1.0% ▼ |
| 5-Year CAGR | 0.0% ▼ |
| 10-Year CAGR | +2.1% ▲ |
🏠 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 (4.7%). 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 39666
Population: 11,985
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
🎓 Schools in 39666
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How much should I expect to pay for a home in Summit, MS?
Median home price in Summit, MS is near $145K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
What is the typical renter like in Summit, MS?
The tenant pool in Summit, MS is solid, supported by local employment and population fundamentals. Rents of $882/mo are well-absorbed by the market.
Does Summit, MS make sense for an investment property?
Our data puts Summit, MS at 3.0/5 for investability. Home prices of $145K and rents around $882/mo create a solid backdrop for investor activity.
How viable is house hacking in Summit, MS?
House hacking works a challenging in Summit, MS. Rents of $882/mo against $145K acquisition make the strategy solid for owner-occupants.
Is vacancy a concern in Summit, MS?
Vacancy in Summit, MS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $882/mo.
You know 39666 now. You don’t know where it ranks.
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