Real Estate Investing in West Point, Mississippi (39773)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39773 (West Point, 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: 16.0% of homes vacant — above national norms.
- Lower household income: $37,437 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 West Point, MS (39773)?
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Market Analysis: 39773 West Point
The 39773 ZIP covers a section of West Point that demands careful diligence. Prices near $154K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 39773 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 39773'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.
From a cash-flow lens, 14,771 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.
seems to 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 West Point:
Property Strategy for 39773
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $98,006 | $850 | 6.2% | +2.6% | $49,003 |
| 3BR | $136,724 | $1,170 | 6.2% | +3.1% | $45,575 |
| 4BR | $254,329 | $1,430 | 4.0% | +5.3% | $63,582 |
| 5BR | $320,417 | — | — | — | $64,083 |
Market Trends
Home Value History (with trend line)
📊 How Does 39773 Compare?
| Metric | 39773 | West Point | West Point, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $154,372 | $154,372 | N/A | $186,446 |
| 5-Year CAGR | 2.2% | 2.2% | N/A | 4.0% |
| Avg Rent | $765 | $765 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39773 (West Point, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $154,372 |
| Monthly Rent | $765 |
| Price-to-Rent | 16.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | -0.4% ▼ |
| 5-Year CAGR | +2.2% ▲ |
| 10-Year CAGR | +3.9% ▲ |
🏠 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 (3.9%). 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 39773
Population: 14,771
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 39773
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.
🎓 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
What is the typical rental rate in West Point, MS?
The typical rental in West Point, MS commands about $765/mo monthly. That rent profile measured cash flow against the $154K purchase basis.
Are renters plentiful in West Point, MS?
Working renters make up the core of the West Point, MS tenant base. The pool is reasonable for investors targeting long-term holds.
What are home prices like in West Point, MS?
The median home value in West Point, MS is roughly $154K. That puts it reasonable relative to the MS statewide average.
How do landlord-tenant laws work in West Point, MS?
MS ranks as a landlord-friendly state for landlord-tenant law. West Point generally follows the statewide framework, so landlords face reasonable operating rules.
Is real estate in West Point, MS a good investment right now?
West Point, MS scores 3.0/5 for investability. Home values sit at $154K and rents near $765/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 39773 now. You don’t know where it ranks.
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How 39773 ranks in West Point, MS
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