Real Estate Investing in Pheba, Mississippi (39755)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39755 (Pheba, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 16.3% of homes vacant — above national norms.
- Lower household income: $34,653 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 Pheba, MS (39755)?
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Market Analysis: 39755 Pheba
The 39755 ZIP covers a section of Pheba that demands careful diligence. Prices near $186K look accessible, but the work to make a deal cash flow is real.
The 39755 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 39755's metrics run below Clay County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 39755 ZIP's population of 634 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
trends toward 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 Pheba:
Market Trends
Home Value History (with trend line)
📊 How Does 39755 Compare?
| Metric | 39755 | Pheba | West Point, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $185,740 | $185,740 | N/A | $186,446 |
| 5-Year CAGR | 3.2% | 3.2% | N/A | 4.0% |
| Avg Rent | $864 | $864 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39755 (Pheba, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $185,740 |
| Monthly Rent | $864 |
| Price-to-Rent | 17.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 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 (3.6%). 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 39755
Population: 634
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
🎓 Nearby Colleges & Universities
Investor Insight: With 611 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Pheba, MS rate as a rental market?
Pheba, MS rates 3.0/5 for investability. With median values at $186K and rents near $864/mo, the market offers reasonable fundamentals for rental investors.
How do home values compare in Pheba, MS?
Homes in Pheba, MS typically sell near $186K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
How quickly do rentals get leased in Pheba, MS?
Vacancy risk in Pheba, MS is elevated. That supports predictable cash flow for typical rental holds.
Does house hacking work in Pheba, MS?
House hacking works a challenging in Pheba, MS. Rents of $864/mo against $186K acquisition make the strategy solid for owner-occupants.
What is the smart move for investors in Pheba, MS?
In Pheba, MS the robust play is typically careful cash-flow rentals with hands-on management. The combination of $186K prices and $864/mo rents suits that approach.
You know 39755 now. You don’t know where it ranks.
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How 39755 ranks in West Point, MS
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