Is Smith County, MS good for real estate investing?

Smith County has an investment score of 59/100, rated as "Hold". The county ranks #402 nationally among 1000 counties analyzed.

What is the median home price in Smith?

The median home price in Smith County is $166,578. This ranks #231 in affordability among all US counties.

Can you cash flow on rental properties in Smith?

Based on median values with 20% down at current rates, a typical rental in Smith County would generate positive cash flow of $0/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Smith County

MississippiPopulation: 14,310

/100

Hold

#402 of 1,000 counties

#30 in Mississippi (80 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated July 28, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$166,578

Median Home Price

27% below national median

$10,065/mo

Est. Rent

Based on regional data

6.04%

Rent-to-Price Ratio

Estimated from price data

+$0

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Score Breakdown

Overall Investment Score

59/100

Cash Flow(30%)

0/100

Rent data not available for cash flow calculation.

Appreciation(25%)

40/100

Based on -2.0% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

94/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Affordable relative to local incomes

Challenges

-Declining home values (-2.0% YoY)
-Negative leverage (cap rate 0.0% < mortgage rate 6.9%)
-Limited rent data (estimates used)

Economic Indicators

Population

14,310

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Skip if

−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You expect appreciation to carry the deal, but prices have declined year over year

Compare to Nearby Counties

County					Verdict
ForrestMS	62	$182,640	$1,118	7.34%	Buy	View
PikeMS	61	$97,345	Est. pending	—	Buy	View
CurrentSmithMS	59	$166,578	Est. pending	—	Hold
NeshobaMS	59	$140,745	Est. pending	—	Hold	View
MarionMS	57	$131,606	Est. pending	—	Hold	View
YazooMS	57	$113,234	Est. pending	—	Hold	View

The Bottom Line

HoldSmith is a neutral market.

Smith County in Mississippi scores 59/100, ranking #402 of 1,000 US counties (top 51%). At 20% down and current rates, a median-priced rental roughly breaks even on cash flow. The deal works on appreciation or with better terms, not on month-one cash flow.

Monthly Cash Flow

+$0/mo

Cap Rate

0.0%

Cash-on-Cash

0.0%