Real Estate Investing in Woodville, Mississippi (39669)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39669 (Woodville, 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: 30.4% of homes vacant — above national norms.
- Declining values: -1.2% 5-year CAGR — values have moved lower.
- Lower household income: $33,528 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 Woodville, MS (39669)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 39669 Woodville
ZIP 39669 in Woodville, MS carries a significant set of headwinds. Home values near $120K and rents of $1,062/mo sit inside a market where underwriting has to be tight.
Meanwhile, the numbers look inviting — $120K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39669 is substantial and deserves full respect.
Within MS, ZIP 39669 trails on several market indicators that neighboring Wilkinson County submarkets outperform. The gap is real and robust enough to shape underwriting.
Employment concentration in 39669 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 39669 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 Woodville:
Market Trends
Home Value History (with trend line)
📊 How Does 39669 Compare?
| Metric | 39669 | Woodville | Mississippi |
|---|---|---|---|
| Home Value | $120,366 | $120,366 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $1,062 | $1,062 | - |
| Cap Rate | 6.9% | 6.9% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39669 (Woodville, MS). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 39669 (Woodville, MS)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $120,366 |
| Monthly Rent | $1,062 |
| Price-to-Rent | 9.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.6% |
| Cap Rate | 6.9% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +8.6% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | -1.2% ▼ |
| 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%) is close to the estimated cap rate (6.9%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 39669
Population: 4,260
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 39669
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.
Frequently Asked Questions
Is real estate in Woodville, MS a good investment right now?
Investors tracking Woodville, MS will find a 3.0/5 rating supported by $120K median home values and $1,062/mo rents. That profile suits long-term holders targeting reliable returns.
How quickly do rentals get leased in Woodville, MS?
Vacancy in Woodville, MS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,062/mo.
Is Woodville, MS a friendly market for rental owners?
Woodville, MS operates under MS law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
Is Woodville, MS suited for a house hack?
House hacking in Woodville, MS is reasonable to execute. Prices around $120K and rents of $1,062/mo solid owner-occupant economics.
What approach is best for Woodville, MS real estate?
Woodville, MS investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($120K prices, $1,062/mo rents) make it a reasonable choice.
You know 39669 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 39669 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
AI Market Advisor
Ask questions about investing in 39669 (Woodville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 39669 (Woodville, MS).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.