Real Estate Investing in Eupora, Mississippi (39772)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39772 (Eupora, 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: 15.7% of homes vacant — above national norms.
- Declining values: -2.2% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 8.0% in the last year.
- Lower household income: $34,844 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Eupora, MS (39772)?
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Market Analysis: 39772 Eupora
The 39772 ZIP in Eupora, MS is a local-operator market. Outside capital chasing a $113K entry has to pair deep knowledge with the discount.
The investment case in 39772 is notable only for operators who understand what they are buying. A $113K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 39772 and stronger Eupora ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 39772 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 39772 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Eupora:
Market Trends
Home Value History (with trend line)
📊 How Does 39772 Compare?
| Metric | 39772 | Eupora | Mississippi |
|---|---|---|---|
| Home Value | $113,357 | $139,056 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $783 | $777 | - |
| Cap Rate | 5.4% | 4.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39772 (Eupora, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $113,357 |
| Monthly Rent | $783 |
| Price-to-Rent | 12.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.3% |
| Cap Rate | 5.4% |
| 5-Year IRR | 3.2% |
📈 Home Appreciation
| 1-Year | -8.0% ▼ |
| 3-Year CAGR | -8.2% ▼ |
| 5-Year CAGR | -2.2% ▼ |
| 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 (5.4%). 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 39772
Population: 2,001
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 39772
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.
Frequently Asked Questions
What is the rental occupancy rate in Eupora, MS?
Rental vacancy in Eupora, MS is elevated. Investors should budget normal turnover but not chronic empty units.
Is Eupora, MS better for rentals, flips, or BRRRR?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Eupora, MS. The numbers - $113K homes against $783/mo rents - support that play.
Are renters plentiful in Eupora, MS?
Expect a solid tenant pool in Eupora, MS. The rental market absorbs $783/mo rents without meaningful friction.
Is Eupora, MS a friendly market for rental owners?
Eupora, MS operates under MS law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
What price range are homes in Eupora, MS?
Homes in Eupora, MS typically sell near $113K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
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