Real Estate Investing in Bellefontaine, Mississippi (39737)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39737 (Bellefontaine, MS)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 24.6% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.4% CAGR).
- Elevated poverty: 32.5% poverty rate — can affect rent collection.
- Lower household income: $29,722 median — tenant affordability is tighter.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Bellefontaine, MS (39737)?
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Market Analysis: 39737 Bellefontaine
This part of Webster is not an easy win. The 39737 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
From an investor standpoint, the numbers look inviting — $161K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39737 is substantial and deserves full respect.
Within MS, ZIP 39737 trails on several market indicators that neighboring Webster submarkets outperform. The gap is real and impressive enough to shape underwriting.
A sturdy renter share of 40% in 39737 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 39737 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Bellefontaine:
Market Trends
Home Value History (with trend line)
📊 How Does 39737 Compare?
| Metric | 39737 | Bellefontaine | Mississippi |
|---|---|---|---|
| Home Value | $161,084 | $161,084 | $186,446 |
| 5-Year CAGR | 0.4% | 0.4% | 4.0% |
| Avg Rent | $774 | $774 | - |
| Cap Rate | 3.8% | 3.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39737 (Bellefontaine, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $161,084 |
| Monthly Rent | $774 |
| Price-to-Rent | 17.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 4.1% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | -2.4% ▼ |
| 5-Year CAGR | +0.4% ▲ |
| 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%) exceeds the estimated cap rate (3.8%). 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 39737
Population: 373
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 strong is Bellefontaine, MS for real estate investors?
Our data puts Bellefontaine, MS at 2.0/5 for investability. Home prices of $161K and rents around $774/mo create a solid backdrop for investor activity.
What type of investing works in Bellefontaine, MS?
Most investors in Bellefontaine, MS run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
How much should I expect to pay for a home in Bellefontaine, MS?
Bellefontaine, MS home values average about $161K. That price point suits investors targeting rentals with $774/mo in monthly income.
What is the rental occupancy rate in Bellefontaine, MS?
Rental vacancy in Bellefontaine, MS is elevated. Investors should budget normal turnover but not chronic empty units.
Does house hacking work in Bellefontaine, MS?
The a challenging house-hack environment in Bellefontaine, MS reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
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