Real Estate Investing in Columbus, Mississippi (39701)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39701 (Columbus, 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: 23.2% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.3% CAGR).
- Elevated poverty: 31.6% poverty rate — can affect rent collection.
- Lower household income: $29,368 median — tenant affordability is tighter.
What’s happening in Columbus, MS (39701)?
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Market Analysis: 39701 Columbus
From an investor standpoint, ZIP 39701 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $113K median. It rewards specialists, not generalists.
Rent of $1,019/mo on a $113K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 39701 sits below the stated 0.0% once reality is priced in.
Regionally, 39701 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.
Resident income in 39701 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 39701 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Columbus:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 39701 Compare?
| Metric | 39701 | Columbus | Columbus, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $113,421 | $176,706 | N/A | $186,446 |
| 5-Year CAGR | 0.3% | 3.3% | N/A | 4.0% |
| Avg Rent | $1,019 | $1,481 | N/A | - |
| Cap Rate | 7.0% | 6.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39701 (Columbus, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $113,421 |
| Monthly Rent | $1,019 |
| Price-to-Rent | 9.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.8% |
| Cap Rate | 7.0% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | +9.5% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +0.3% ▲ |
| 10-Year CAGR | +0.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (7.0%). 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 39701
Population: 12,591
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 39701
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
Does Columbus, MS make sense for an investment property?
With a 3.0/5 investability score, Columbus, MS ranks as a solid market for rental property investors. Median prices of $113K and rents of $1,019/mo drive the underlying numbers.
How strong is tenant demand in Columbus, MS?
Working renters make up the core of the Columbus, MS tenant base. The pool is reasonable for investors targeting long-term holds.
What do rentals go for in Columbus, MS?
Rental rates in Columbus, MS average $1,019/mo. Tenant demand and $113K home values make the yield look reasonable by investor standards.
Does house hacking make sense in Columbus, MS?
House hacking in Columbus, MS is reasonable to execute. Prices around $113K and rents of $1,019/mo solid owner-occupant economics.
Do rentals sit vacant long in Columbus, MS?
Rental vacancy in Columbus, MS is elevated. Investors should budget normal turnover but not chronic empty units.
You know 39701 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 39701 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.
How 39701 ranks in Columbus, MS
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