Updated 2026 · Based on median market data for Columbus, MS
Columbus sits in the South with a population of 50,000 growing at 0.2% annually. The median home costs $180,000 while rents average $1,340/mo, producing an estimated cap rate of 6.81%. This puts Columbus in the upper tier of investable US markets.
Columbus is ideal for cash flow investors, BRRRR practitioners, and anyone building a portfolio of affordable, income-producing rentals. The low price point ($180,000) means you can get started with a $36,000 down payment, and the 6.81% cap rate should produce positive cash flow even with conservative financing.
Target properties priced 15-25% below the $180,000 median — around $144,000 or less. At this price point with $1,340/mo rents, your cap rate improves to roughly 8.9%. Factor in 0.66% property taxes ($1,188/yr), budget 5% of gross rent for maintenance, and underwrite to a 7.4% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $1,157.
The 7.4% vacancy rate is above the national average, so budget conservatively and screen tenants carefully. Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Columbus property using our cap rate calculator (pre-filled with Columbus data). Compare Columbus against similar markets in the South region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.
Columbus vs Mississippi state average and national average across key investment metrics. Columbus outperforms both benchmarks on cap rate.