Real Estate Investing in French Camp, Mississippi (39745)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39745 (French Camp, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 12.8% of homes vacant — above national norms.
• 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 French Camp, MS (39745)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 39745 French Camp
ZIP 39745 inside Choctaw County looks affordable on the surface — median value of $178K — but the discount exists for reasons that a careful buyer should understand before committing.
Put differently, the numbers look inviting — $178K purchase price, 0.0% nominal cap — the work to hit that pro forma in 39745 is substantial and deserves full respect.
ZIP 39745's metrics run below Choctaw County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 39745 ZIP's population of 724 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in French Camp:
Market Trends
Home Value History (with trend line)
📊 How Does 39745 Compare?
| Metric | 39745 | French Camp | Mississippi |
|---|---|---|---|
| Home Value | $178,276 | $178,276 | $186,446 |
| 5-Year CAGR | 1.9% | 1.9% | 4.0% |
| Avg Rent | $810 | $810 | - |
| Cap Rate | 3.5% | 3.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39745 (French Camp, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $178,276 |
| Monthly Rent | $810 |
| Price-to-Rent | 18.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.5% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | -1.8% ▼ |
| 3-Year CAGR | -0.8% ▼ |
| 5-Year CAGR | +1.9% ▲ |
| 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 (3.5%). 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 39745
Population: 724
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 39745
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
Which real estate strategy fits French Camp, MS?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in French Camp, MS. The numbers - $178K homes against $810/mo rents - support that play.
Are landlord laws favorable in French Camp, MS?
French Camp, MS operates under MS law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
What kind of vacancy should I budget for in French Camp, MS?
French Camp, MS vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Are tenants stable in French Camp, MS?
Working renters make up the core of the French Camp, MS tenant base. The pool is reasonable for investors targeting long-term holds.
Is French Camp, MS a smart market for rental property?
With a 2.0/5 investability score, French Camp, MS ranks as a solid market for rental property investors. Median prices of $178K and rents of $810/mo drive the underlying numbers.
You know 39745 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 39745 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.
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