dynamic.RE
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An appreciation-lean market without the demand pressure to back it. The rent math runs thin.
What would change this read: a price correction (median already −7.1% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, −20.5% YoY, is the number to watch.
The median listing price is down 7.1% YoY while the median home got down 1.2% bigger, so value per square foot is down 1.4%.
Min/max come from the active-listing pool; the median comes from Realtor's separate listing set — the two are not subsets of each other, so the median's position relative to the tiles above should not be read literally.
At the median, a $280K purchase rents for $950/mo: 0.34% of price per month against the 1% rule's 1.00%.
Not shown: Studio (sale only, no matching rent), 1 BR (rent only, no matching sale price), 4 BR (sale only, no matching rent), 5 BR (sale only, no matching rent), 7 BR (sale only, no matching rent).
Sales here take about 49 days longer to go under contract than rentals (median across 3 property types).
Not shown: Apartment (rented here, not sold), Condo (sold here, not rented), Land (sold here, not rented).
U.S. Census ACS characteristics for ZIP 39216 itself, not its parent county.
Renters hold 59.8% of this ZIP's 1,512 occupied households, on a median household income of $44K.
| Measure | ZIP 39216 | Hinds County | Difference |
|---|---|---|---|
| Median Household Income | $44K | $49K | -$6K |
| Below Poverty Level | 32.8% | 22.7% | +10.1% |
| Median Age | 33.30 | 36.90 | -3.60 |
| Total Population | 2,902 | 218,533 | -- |
| Avg Household Size | 1.81 | 2.34 | -0.53 |
| Owner-Occupied | 40.2% | 58.3% | -18.1% |
| Worked From Home | 9.2% | 8.6% | +0.6% |
| Mean Commute | 16.50 | 22.30 | -5.80 |
Higher or lower is not itself good or bad — it describes the neighborhood, not the investment.
ZIP-level figures come from ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP codes. A missing value is suppressed or unavailable at this sample size, not zero. Estimates for 2019–2020 use the 2010 ZCTA boundaries and 2021–2024 the 2020 ones, so a step between those two years may be a boundary change rather than real movement.
County population is down 1.8% to 218,533: residents under 18 are down 2.6% and those 65 and over are up 2.1%.
County median household income is $49K, 22.7% of residents are below the poverty level, 8.6% work from home.