Real Estate Investing in Columbus, Mississippi (39702)
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Should you buy in 39702 (Columbus, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 13.0% of homes vacant — above national norms.
What’s happening in Columbus, MS (39702)?
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Market Analysis: 39702 Columbus
Investors eyeing 39702 need to respect the fundamentals at play. Home values of $183K come alongside slower price movement and elevated management overhead.
From a cash-flow lens, the numbers look inviting — $183K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39702 is substantial and deserves full respect.
Meanwhile, 39702 offers a low basis, the region around Columbus has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Who lives in 39702 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 39702 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 Columbus:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 39702 Compare?
| Metric | 39702 | Columbus | Columbus, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $182,776 | $176,706 | N/A | $186,446 |
| 5-Year CAGR | 4.7% | 3.3% | N/A | 4.0% |
| Avg Rent | $1,302 | $1,481 | N/A | - |
| Cap Rate | 5.6% | 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 39702 (Columbus, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $182,776 |
| Monthly Rent | $1,302 |
| Price-to-Rent | 11.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.6% |
| Cap Rate | 5.6% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +4.0% ▲ |
🏠 Rent Trends
| 1-Year | -2.7% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.6%). 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 39702
Population: 23,536
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 39702
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
What is the typical rental rate in Columbus, MS?
The typical rental in Columbus, MS commands about $1,302/mo monthly. That rent profile steady cash flow against the $183K purchase basis.
How deep is the rental pool in Columbus, MS?
The tenant pool in Columbus, MS is solid, supported by local employment and population fundamentals. Rents of $1,302/mo are well-absorbed by the market.
What kind of market is Columbus, MS for investors?
Investors tracking Columbus, MS will find a 3.0/5 rating supported by $183K median home values and $1,302/mo rents. That profile suits long-term holders targeting stable returns.
How viable is house hacking in Columbus, MS?
The house hack math a challenging in Columbus, MS. Owner-occupant buyers benefit from the $1,302/mo rents and $183K home values.
Do rentals sit vacant long in Columbus, MS?
Expect elevated vacancy in Columbus, MS. Rents at $1,302/mo are absorbed by the tenant base without meaningful lag.
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How 39702 ranks in Columbus, MS
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