Why Jackson, Mississippi?
Low entry prices and high rents relative to price. Also real risks. Here is both, with sources, so you can decide whether this market fits your plan.
- 1,445
- Investor purchases in Hinds County in 12 months, average $74K
LendingOne Market Insights, May 2026
Who buys here
Most of the market is owned by small landlords: in Hinds County, owners of 1–10 homes hold about 81% of investor-owned single-family houses (BatchData, Q1 2026). That is the kind of investor we work with.
Compared with other cash-flow markets
Published figures from different sources and methods. Use them as orientation, not as a like-for-like comparison.
| Market | Typical investor entry price | Typical rent | Published return |
|---|---|---|---|
| Jackson, MS (city) | $85K–$97K | $1,250–$1,300 | ≈12% gross yield (metro) |
| Memphis, TN | $124K–$209K | $1,262–$1,350 | ≈8.3% cap rate |
| Birmingham, AL | $122K–$165K | ≈$1,450 | ≈8.5% cap rate |
| Cleveland, OH | $105K–$147K | $1,091–$1,250 | 7.2%–8.2% cap rate |
| Indianapolis, IN | $195K–$235K | $1,350–$1,500 | 7%–9.5% cap rate |
Sources: Redfin, Zillow, SFR Analytics, DSCR Radar (Q3 2026), AskDoss, Ark7/Yardi (2026). High gross yields do not by themselves mean a good investment: taxes and insurance in Jackson take a larger share of rent than in most of these markets.
The risks
We would rather you hear these from us than discover them after closing.
Population is shrinking
The city lost about 5% of its residents between 2020 and 2022, the steepest decline among U.S. cities over 50,000 people in 2021–22. Expect cash flow, not appreciation.
Source: U.S. Census via WJTV
Crime is high, but falling
Jackson recorded 75 homicides in 2025, down 32% from 2024 and the lowest since 2017 — yet still the highest rate per capita among large U.S. cities. We share neighborhood data for every home.
Source: WLBT / WDAM
Water system under recovery
JXN Water has run the system under a federal court order since 2022. Localized boil-water notices still happen during repairs; we disclose each home’s notice history.
Taxes and insurance are heavy
Rental homes are assessed at 15% of value versus 10% for owner-occupied homes, and landlord insurance in Mississippi averages over $3,000 a year statewide. Our proformas use actual bills when we have them.
Mississippi law is generally considered landlord-friendly: there is no rent control, and non-payment cases start with a 3-day notice. Even so, a contested eviction can take one to two months.