Real Estate Investing in Hazlehurst, Mississippi (39668)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39668 (Hazlehurst, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 24.2% of homes vacant — above national norms.
- Declining values: -3.3% 5-year CAGR — values have moved lower.
- Elevated poverty: 46.7% poverty rate — can affect rent collection.
- Lower household income: $36,558 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 Hazlehurst, MS (39668)?
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Market Analysis: 39668 Hazlehurst
This part of Jefferson County is not an easy win. The 39668 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 39668 is impressive only for operators who understand what they are buying. A $150K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 39668 sits on the difficult end of the MS spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 39668 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 39668 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Hazlehurst:
Market Trends
Home Value History (with trend line)
📊 How Does 39668 Compare?
| Metric | 39668 | Hazlehurst | Brookhaven, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $150,480 | $132,332 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $765 | $761 | N/A | - |
| Cap Rate | 4.0% | 4.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39668 (Hazlehurst, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $150,480 |
| Monthly Rent | $765 |
| Price-to-Rent | 16.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 0.6% |
📈 Home Appreciation
| 1-Year | -2.8% ▼ |
| 3-Year CAGR | -3.5% ▼ |
| 5-Year CAGR | -3.3% ▼ |
| 10-Year CAGR | +0.3% ▲ |
🏠 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 (4.0%). 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 39668
Population: 1,608
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
How viable is house hacking in Hazlehurst, MS?
House hacking in Hazlehurst, MS is a challenging. With home values around $150K and rents at $765/mo, owner-occupants can offset a meaningful share of PITI.
What is the typical renter like in Hazlehurst, MS?
Hazlehurst, MS offers a measured renter base at the $765/mo rent level. Tenant turnover is reasonable for well-managed properties.
What kind of market is Hazlehurst, MS for investors?
Investors tracking Hazlehurst, MS will find a 2.0/5 rating supported by $150K median home values and $765/mo rents. That profile suits long-term holders targeting predictable returns.
What kind of vacancy should I budget for in Hazlehurst, MS?
Hazlehurst, MS vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is Hazlehurst, MS good for landlords?
For rental operators, Hazlehurst, MS rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
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