Investment metrics, interactive calculators, and data-driven analysis for Columbus rental properties.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Pre-filled with Columbus medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Columbus.
Columbus, MS has a population of 50,000 and has been growing at 0.2% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $180,000 paired with median rents of $1,340/mo produces an estimated cap rate of 6.81%.
Property taxes at 0.66% are well below the national average of ~1.1%, providing a meaningful cash flow advantage many investors overlook. The vacancy rate of 7.4% runs above average, which increases cash flow volatility and warrants conservative underwriting.
At a price-to-income ratio of 4.6x, homes cost about 4.6 times the local median income of $39,333. This moderate ratio indicates a balanced rent-vs-buy market. Home values have appreciated at roughly 1.8% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Columbus offers attractive fundamentals for rental investors. low taxes, and cap rates above 6% put it in the upper tier of investable markets.