Real Estate Investing in Hamilton, Mississippi (39746)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39746 (Hamilton, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.1% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Hamilton, MS (39746)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 39746 Hamilton
Investors eyeing 39746 need to respect the fundamentals at play. Home values of $200K come alongside slower price movement and elevated management overhead.
The 39746 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 39746's metrics run below Monroe County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 39746 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 39746 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 Hamilton:
Market Trends
Home Value History (with trend line)
📊 How Does 39746 Compare?
| Metric | 39746 | Hamilton | Mississippi |
|---|---|---|---|
| Home Value | $200,047 | $200,047 | $186,446 |
| 5-Year CAGR | 4.2% | 4.2% | 4.0% |
| Avg Rent | $756 | $756 | - |
| Cap Rate | 3.0% | 3.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39746 (Hamilton, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $200,047 |
| Monthly Rent | $756 |
| Price-to-Rent | 22.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 3.0% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +11.0% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +4.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). 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 39746
Population: 2,731
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 39746
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
Is Hamilton, MS a good place for real estate investing?
Hamilton, MS shows an investability rating of 3.0/5, with median home values near $200K and average rents around $756/mo. That combination puts it in the impressive tier for investor interest.
Are rents high in Hamilton, MS?
Hamilton, MS rentals go for roughly $756/mo a month. That puts gross yield in solid territory relative to $200K acquisition costs.
How much does a house cost in Hamilton, MS?
In Hamilton, MS the median home value sits at $200K. Against the broader MS market, that reads as reasonable for most investors.
What are vacancy rates like in Hamilton, MS?
Hamilton, MS sees elevated vacancy, which is reasonable relative to the broader MS rental market.
Is the tenant base reliable in Hamilton, MS?
Tenant demand in Hamilton, MS is solid. The local workforce $756/mo rents across most rental classes.
You know 39746 now. You don’t know where it ranks.
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