Real Estate Investing in Steens, Mississippi (39766)
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Should you buy in 39766 (Steens, 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.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Steens, MS (39766)?
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Market Analysis: 39766 Steens
ZIP 39766 in Steens, MS carries a sturdy set of headwinds. Home values near $222K and rents of $792/mo sit inside a market where underwriting has to be tight.
The investment case in 39766 is notable only for operators who understand what they are buying. A $222K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Steens have seen price recovery that 39766 has not matched. Lowndes County data supports the view that the spread is structural rather than temporary.
Meanwhile, 2,860 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 39766 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Steens:
Market Trends
Home Value History (with trend line)
📊 How Does 39766 Compare?
| Metric | 39766 | Steens | Columbus, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $222,132 | $222,132 | N/A | $186,446 |
| 5-Year CAGR | 3.9% | 3.9% | N/A | 4.0% |
| Avg Rent | $792 | $792 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39766 (Steens, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $222,132 |
| Monthly Rent | $792 |
| Price-to-Rent | 23.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +6.5% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 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 (2.8%). 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 39766
Population: 2,860
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
What price range are homes in Steens, MS?
Median home price in Steens, MS is near $222K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
Is Steens, MS better for rentals, flips, or BRRRR?
Steens, MS investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($222K prices, $792/mo rents) make it a reasonable choice.
How strong is Steens, MS for real estate investors?
Steens, MS scores 3.0/5 for investability. Home values sit at $222K and rents near $792/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How viable is house hacking in Steens, MS?
House hacking in Steens, MS is a challenging. With home values around $222K and rents at $792/mo, owner-occupants can offset a meaningful share of PITI.
How qualified is the tenant pool in Steens, MS?
Expect a solid tenant pool in Steens, MS. The rental market absorbs $792/mo rents without meaningful friction.
You know 39766 now. You don’t know where it ranks.
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How 39766 ranks in Columbus, MS
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