Real Estate Investing in Eupora, Mississippi (39744)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39744 (Eupora, 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: 16.5% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.1% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Eupora, MS (39744)?
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Market Analysis: 39744 Eupora
This part of Webster County is not an easy win. The 39744 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
In practical terms, the numbers look inviting — $148K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39744 is substantial and deserves full respect.
Regionally, 39744 sits on the difficult end of the MS spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 39744 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 39744 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 Eupora:
Property Strategy for 39744
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $92,689 | $870 | 6.8% | — | $46,344 |
| 3BR | $138,531 | $1,170 | 6.1% | +1.1% | $46,177 |
| 4BR | $211,510 | $1,220 | 4.2% | — | $52,877 |
Market Trends
Home Value History (with trend line)
📊 How Does 39744 Compare?
| Metric | 39744 | Eupora | Starkville, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $147,788 | $139,056 | N/A | $186,446 |
| 5-Year CAGR | 0.1% | N/A | N/A | 4.0% |
| Avg Rent | $783 | $777 | N/A | - |
| Cap Rate | 4.1% | 4.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39744 (Eupora, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $147,788 |
| Monthly Rent | $783 |
| Price-to-Rent | 15.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.1% |
| 5-Year IRR | 4.3% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | -2.7% ▼ |
| 5-Year CAGR | +0.1% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 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 (4.1%). 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 39744
Population: 5,308
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 39744
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
How strong is Eupora, MS for real estate investors?
Eupora, MS registers an investability rating of 3.0/5, with median home values near $148K and average rents around $783/mo. That combination puts it in the resilient tier for investor interest.
What do landlords charge for rent in Eupora, MS?
Average rent in Eupora, MS is approximately $783/mo per month. Against $148K home values that yields a reasonable rent-to-price ratio.
How deep is the rental pool in Eupora, MS?
Eupora, MS offers a even-keeled renter base at the $783/mo rent level. Tenant turnover is reasonable for well-managed properties.
How high is vacancy risk in Eupora, MS?
Eupora, MS vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What is the smart move for investors in Eupora, MS?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Eupora, MS. The numbers - $148K homes against $783/mo rents - support that play.
You know 39744 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 39744 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 39744 ranks in Starkville, MS
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