Updated 2026 · Based on median market data for McComb, MS
The median monthly rent in McComb, MS is $840, translating to $10,080 in annual gross rental income per unit. The rent-to-price ratio is 0.80% — below the 1% rule but within a range where deals can work with good financing and disciplined expense management. For context, a 0.80% rent-to-price ratio means that for every $100,000 invested in property, you collect approximately $800/mo in gross rent. The gross rent multiplier of 10.4x means it takes 10.4 years of gross rent to equal the purchase price — an excellent ratio that signals strong income relative to cost.
Renters in McComb spend approximately 26% of the local median household income ($39,333) on rent. This is within the healthy 25-30% range, indicating rent is affordable relative to local incomes. There may be room for moderate rent increases, especially for updated or well-located units. The 30% affordability ceiling suggests maximum supportable rent of approximately $983/mo — that is $143/mo above current median rent.
The vacancy rate in McComb is 7.4%. This is above the national average and warrants careful tenant screening and marketing. Budget for 6-8 weeks of vacancy annually between tenants and consider offering competitive amenities or pricing to reduce turnover. Tenant retention strategies — responding quickly to maintenance requests, keeping rents at market rather than above — become especially important. Population growth of 0.2% annually provides stable demand.
McComb's GRM (price divided by annual rent) is 10.4x. A GRM under 12x is excellent — it means you are paying less than 12 years of gross rent for the property, suggesting strong income relative to price. Markets with GRMs this low typically attract institutional and out-of-state investors seeking yield, which can create competition for the best deals. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x. To beat McComb's median GRM, target properties where you can achieve rents above $840 through renovations, better marketing, or targeting underserved tenant segments — or buy at a discount to the $105,000 median price. Every point lower on GRM translates to roughly 0.5-0.8% improvement in your cap rate.
At the median rent of $840/mo, a single-family rental in McComb generates approximately $10,080 in gross annual income. After accounting for 7.4% vacancy ($746 lost), property taxes of $693, insurance (~$420), and maintenance (~$420), the estimated NOI is $7,801 per year, or $650/mo. Adding an 8% management fee ($806/yr) reduces investor cash flow further. Before debt service, you are looking at approximately $6,995/yr in landlord net income. Whether this is attractive depends on your total capital invested — at a $21,000 down payment, the unlevered yield on equity from NOI alone is 37.1%.
Rent growth in McComb is driven by the interplay of population growth (0.2%), income growth, and housing supply constraints. With 0.2% population growth, organic rent growth will be slower — roughly 1.5% annually, taking rents from $840 to $905 over 5 years. The affordability headroom of $143/mo between current rents and the 30% income threshold offers some room for increases, though landlords should be strategic about timing and magnitude.
The lower median income of $39,333 means your tenant base is predominantly working-class households — service industry workers, retail employees, healthcare aides. Screen carefully on income (require 3x rent minimum) and rental history. Section 8 vouchers can be a reliable income stream in this market, as the HUD fair market rent often exceeds market rent. In a smaller market of 50,000 residents, word-of-mouth and local listing platforms may be more effective than national sites for finding tenants.
McComb is a smaller market where professional PM options may be limited. Fees can run 10-12% of rent, and the quality of available managers varies widely. At $840/mo, management costs roughly $92/mo. Self-management makes sense if you are local, have fewer than 5 units, and the rent level justifies your time — at $840/mo, management fees consume a large percentage of your cash flow — self-management may be necessary to maintain positive returns on smaller portfolios.
McComb vs Mississippi state average and national average across key investment metrics. McComb outperforms both benchmarks on cap rate.