McComb, MS Cap Rate: 7.43% — Rental Property Analysis
McComb is one of the most affordable markets in the country in the South with a small but investable metro of 50,000. At a 7.43% estimated cap rate, this is a high-yield market where rents of $840/mo lag behind home prices. With a median home price of $105,000 and population is roughly stable, McComb stands out as a market worth serious analysis for rental investors.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
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Strong investment fundamentals
Based on $105,000 median price and $840/mo median rent
Est. Cap Rate
7.43%
1% Rule
0.80%
Fails
GRM
10.4x
Price / Income
2.7x
Market Data
Median Home Price$105,000
Median Monthly Rent$840
Property Tax Rate0.66%
Population50,000
Population Growth0.2% / yr
Median Household Income$39,333
Vacancy Rate7.4%
Annual Appreciation1.8%
2026 Market Update: McComb
At a 0.8% rent-to-price ratio, McComb falls just below the 1% rule threshold. A median-priced property at $105,000 with $840/mo rent yields approximately $650/mo in NOI — workable with favorable financing but not a slam-dunk cash flow market.
On a conventional loan with 20% down ($21K) at 7%, estimated monthly cash flow is $91 — a thin 5.2% cash-on-cash return. Investors should negotiate below asking price or target properties with above-median rents to build a meaningful cash flow buffer.
The 10.4x gross rent multiplier and 7.4% vacancy rate position McComb as a value-oriented market. With annual appreciation at 1.8%, total returns (cash flow + equity growth) run approximately 9.2% before financing leverage.
Cap Rate Calculator — McComb
Pre-filled with McComb medians. Adjust to match a specific property.
Property Details
$
$
3–8% typical
%
Monthly Expenses
0.66% rate
$
$
8–10% of rent
$
8–12% of rent
$
Cap Rate
6.10%Moderate
Net Operating Income ÷ Purchase Price
NOI / Year
$6,406
net operating income
Gross Rent Multiplier
10.4x
Good (<15)
1% Rule
0.80%
✗ Fails
Monthly Cash Flow
$534
before debt service
Annual Breakdown
Gross Rental Income$10,080
Less Vacancy−$746
Effective Income$9,334
Less Operating Expenses−$2,928
Net Operating Income$6,406
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Factor in financing to see your actual return on invested capital in McComb.
$
$26,250
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-1.08%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$29,400
$26,250 down + $3,150 closing
Monthly Mortgage
$513
on $79K loan
Monthly Cash Flow
$-26
after all expenses
Annual Cash Flow
$-317
before taxes
Cash Flow Breakdown
Monthly Rent$840
Less Expenses−$353
Less Mortgage−$513
Monthly Cash Flow$-26
Is McComb a Good Place to Invest in Rental Property?
McComb, 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 $105,000 paired with median rents of $840/mo produces an estimated cap rate of 7.43%.
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 2.7x, homes cost about 2.7 times the local median income of $39,333. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. 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: McComb offers attractive fundamentals for rental investors. low taxes, and cap rates above 6% put it in the upper tier of investable markets.
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