Real Estate Investing in Aberdeen, Mississippi (39756)
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Should you buy in 39756 (Aberdeen, 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: 27.9% of homes vacant — above national norms.
- Declining values: -2.2% 5-year CAGR — values have moved lower.
- Elevated poverty: 30.4% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Aberdeen, MS (39756)?
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Market Analysis: 39756 Aberdeen
ZIP 39756 inside Monroe County looks affordable on the surface — median value of $138K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 39756 can be a a viable market for hunting ground — but the discount at $138K reflects genuine risk that outside investors often underestimate.
Regionally, 39756 sits on the difficult end of the MS spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 39756 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
tilts 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 Aberdeen:
Market Trends
Home Value History (with trend line)
📊 How Does 39756 Compare?
| Metric | 39756 | Aberdeen | West Point, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $138,004 | $143,283 | N/A | $186,446 |
| 5-Year CAGR | N/A | 0.3% | N/A | 4.0% |
| Avg Rent | $765 | $761 | N/A | - |
| Cap Rate | 4.3% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39756 (Aberdeen, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $138,004 |
| Monthly Rent | $765 |
| Price-to-Rent | 15.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.3% |
| 5-Year IRR | 2.1% |
📈 Home Appreciation
| 1-Year | +6.0% ▲ |
| 3-Year CAGR | -2.6% ▼ |
| 5-Year CAGR | -2.2% ▼ |
| 10-Year CAGR | +1.5% ▲ |
🏠 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 (4.3%). 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 39756
Population: 1,969
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
Frequently Asked Questions
How strong is Aberdeen, MS for real estate investors?
Aberdeen, MS records an investability rating of 3.0/5, with median home values near $138K and average rents around $765/mo. That combination puts it in the substantial tier for investor interest.
Do landlords face vacancy issues in Aberdeen, MS?
Aberdeen, MS sees elevated vacancy, which is reasonable relative to the broader MS rental market.
What is the median home value in Aberdeen, MS?
Median home price in Aberdeen, MS is near $138K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
Is the tenant base reliable in Aberdeen, MS?
Working renters make up the core of the Aberdeen, MS tenant base. The pool is reasonable for investors targeting long-term holds.
What do landlords charge for rent in Aberdeen, MS?
Rental rates in Aberdeen, MS average $765/mo. Tenant demand and $138K home values make the yield look reasonable by investor standards.
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How 39756 ranks in West Point, MS
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