Side-by-side comparison of Jackson, MS and Hattiesburg, MS — cap rates, rent, prices, and investment metrics.
Cash flow: Jackson has the edge with an estimated cap rate of 6.33% compared to Hattiesburg's 5.33%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $210,000 in Jackson vs $210,000 in Hattiesburg, while rents come in at $1,480/mo and $1,280/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.
Growth & appreciation: Hattiesburg is growing faster at 0.4% annually, while Jackson is losing population. Hattiesburg leads on home value appreciation at 1.8% per year.
Costs & risk: Property taxes are 0.65% in Jackson vs 0.66% in Hattiesburg. Vacancy rates of 8% and 7.2% are both elevated, warranting conservative cash flow projections.
Entry point: Jackson offers a lower entry at $210K vs Hattiesburg's $210K — a difference of $0. With a 20% down payment, that's $42K vs $42K. Jackson combines the lower price with a higher cap rate — a compelling combination.
Bottom line: Jackson edges out Hattiesburg on most key metrics. With a 6.33% cap rate, it offers solid cash flow potential. Use our free calculators to model specific deals in Jackson or Hattiesburg.