Real Estate Investing in Kilmichael, Mississippi (39747)
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Should you buy in 39747 (Kilmichael, 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: 32.6% of homes vacant — above national norms.
- Declining values: -0.6% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 8.5% in the last year.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Kilmichael, MS (39747)?
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Market Analysis: 39747 Kilmichael
ZIP 39747 in Kilmichael, MS carries a substantial set of headwinds. Home values near $119K and rents of $756/mo sit inside a market where underwriting has to be tight.
The 39747 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within MS, ZIP 39747 trails on several market indicators that neighboring Montgomery County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Who lives in 39747 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. impressive returns are possible in 39747, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Kilmichael:
Property Strategy for 39747
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $91,470 | $840 | 6.6% | — | $45,735 |
| 3BR | $126,793 | $1,120 | 6.4% | — | $42,264 |
Market Trends
Home Value History (with trend line)
📊 How Does 39747 Compare?
| Metric | 39747 | Kilmichael | Mississippi |
|---|---|---|---|
| Home Value | $119,112 | $119,112 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $756 | $756 | - |
| Cap Rate | 5.0% | 5.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39747 (Kilmichael, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $119,112 |
| Monthly Rent | $756 |
| Price-to-Rent | 13.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 5.0% |
| 5-Year IRR | 4.4% |
📈 Home Appreciation
| 1-Year | -8.5% ▼ |
| 3-Year CAGR | -3.3% ▼ |
| 5-Year CAGR | -0.6% ▼ |
| 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 (5.0%). 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 39747
Population: 1,415
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
What do landlords charge for rent in Kilmichael, MS?
Average rent in Kilmichael, MS is approximately $756/mo per month. Against $119K home values that yields a reasonable rent-to-price ratio.
What is it like being a landlord in Kilmichael, MS?
Kilmichael, MS operates under MS law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
What is the investability score for Kilmichael, MS?
Kilmichael, MS scores 3.0/5 for investability. Home values sit at $119K and rents near $756/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is vacancy a concern in Kilmichael, MS?
Vacancy in Kilmichael, MS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $756/mo.
Is Kilmichael, MS suited for a house hack?
Kilmichael, MS offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $756/mo rent level.
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