All homes and bedroom counts
Markets / Mississippi / Jackson
RENTAL MARKET INTELLIGENCE
Jackson, MS
Jackson merits selective investigation by yield-focused buyers, but investors dependent on strong employment or population growth should avoid it.
Median price$216k
Median rent$1,489
Gross yield8.3%
Job growth▼ 0.8%
Composite Market ScoreRank #469 of 571 scored US market areas
Direct rental answer
How much is rent in Jackson, MS?
Zillow's metro-wide Observed Rent Index is $1,489 per month for 2026-06-30. That is up 4.37% from a year earlier.
Occupied rental units paying rent
Two-bedroom standard
These figures are not averaged together. Zillow and Realtor describe asking-rent markets, ACS measures rent paid by surveyed households, and HUD publishes administrative bedroom standards.
Exact county schedules
HUD rent benchmarks inside Jackson
Every row keeps its own county FIPS schedule. No county is selected as a metro proxy and no synthetic metro FMR is calculated.
| County | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| Hinds County, MSFIPS 28049 | $1,091 | $1,097 | $1,288 | $1,544 | $1,705 |
| Rankin County, MSFIPS 28121 | $1,091 | $1,097 | $1,288 | $1,544 | $1,705 |
| Madison County, MSFIPS 28089 | $1,091 | $1,097 | $1,288 | $1,544 | $1,705 |
| Copiah County, MSFIPS 28029 | $1,091 | $1,097 | $1,288 | $1,544 | $1,705 |
| Scott County, MSFIPS 28123 | $790 | $795 | $952 | $1,141 | $1,260 |
| Simpson County, MSFIPS 28127 | $592 | $762 | $858 | $1,193 | $1,439 |
| Yazoo County, MSFIPS 28163 | $745 | $750 | $984 | $1,209 | $1,303 |
| Holmes County, MSFIPS 28051 | $733 | $768 | $842 | $1,111 | $1,115 |
The read
Why this market scores where it does
Jackson merits selective investigation by yield-focused buyers, but investors dependent on strong employment or population growth should avoid it. A $215,622 median home value and $1,489 median asking rent produce an 8.29% gross yield.
The opportunity is rent momentum: asking rent rose 4.37% while home values increased 2.76%. Supply is not especially tight, however, with 3.6 months available and 27.44% of listings showing price drops, giving buyers room to scrutinize pricing.
The risks are weaker demand and property exposure. Jobs declined 0.81%, and tax filings show net migration of -1,582 households. Inland flooding is the dominant hazard, with an annual climate loss ratio of 0.1836% of building value.
Frequently Asked Investor Questions
What income does the current price-and-rent relationship indicate?
The median asking rent is $1,489 per month against a $215,622 median home value, equivalent to an 8.29% gross yield before expenses.
Is migration adding households and higher-income residents?
No. Tax filings record 7,365 households moving in and 8,947 moving out, for net migration of -1,582; average mover income was $55,362 inbound versus $60,188 outbound.
How much new housing is being permitted?
The record reports 2,052 permits, or 3.36 per 1,000 residents; permits are at 50% of the five-year reference level.
Investor Quick Takeaways
Gross Yield: 8.3%
Computed from the current Zillow rent and home-value medians.
Rent Momentum: ▲ 4.37%
Zillow ZORI rent growth trend over trailing 12 months.
Investor Activity: 12.9%
Originated investment purchase share (CFPB HMDA).
Climate Exposure: FEMA NRI
Annualized loss ratio evaluated for flood & hurricane risk.
Put the evidence to work
Test the market, then test the deal
Keep Jackson as the starting point or move into a more specific property and rent check.
Run cash flowStarts with this market's measured price and rentSave to shortlistCompare this metro with up to four other placesCheck rent by ZIPMove from metro context to a local rent benchmarkFind a comparison marketRead a curated two-market decision analysisShare this analysisEmail the canonical link without adding page scriptsReport a data issueSend the figure, source and release period to review
Market pulse
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Months of supply3.6 mo.▲ from 3.0 mo. a year ago
Median days on market29 daysunchanged from a year ago
Listings with price drops27.4%▼ from 27.7% a year ago
Sale-to-list ratio97.0%2026-05-01
Home value growth▲ 2.8%Zillow ZHVI · trailing 12 months
Rent growth▲ 4.37%Zillow ZORI · trailing 12 months
Gross rental yield8.3%Rent × 12 ÷ price
Payroll job growth▼ 0.8%CES · 12m to 2026-06
Release-to-release evidence
What actually changed
This comparison exists because at least one underlying source period advanced. Rebuilding the same data never creates a new observation.
Published score held steady35→35
0 ptsThe published component scores did not move in this release.
Weights were unchanged at metro-2026-07-v2-omb2023, so the movement comes from refreshed evidence and percentile ranks.
The named source periods advanced, but the measured values on this page held steady.
The one chart
Rents versus prices, indexed to 2019
Both series start at 100. The gap between the lines is the investment case, and which line is closing it tells you what kind of market this is.
Reindexed Price vs. Rent Growth
2019 = 100 · annual · 2019–2026
Since 2019, prices are up 41% and rents 40%. Prices running ahead of rents is what compresses yield. ✓ recomputed from series
Composite breakdown
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
Published arithmeticComponent × weight = points
35| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 17 | 30% | 5.10 |
| Rent trend | 66 | 25% | 16.50 |
| Affordability | 24 | 15% | 3.60 |
| Supply pressure | 40 | 15% | 6.00 |
| Climate risk | 27 | 15% | 4.05 |
| Published score | 35 | ||
Jackson, MS scoreRank #469
35Job growth17/100
Job: employment declined 0.81% -> tenant demand has a weak labor-market backdrop.
Rent trend66/100
Rent: asking rent rose 4.37% and gross yield was 8.29% -> current income metrics support further investigation.
Affordability24/100
Affordability: home values equal 3.5 times median household income while rent consumes 28.99% -> purchase pricing is accessible relative to local income, but tenant budgets are not unconstrained.
Supply pressure40/100
Supply: 3.6 months of supply and 27.44% price drops -> buyers may have negotiating room, though listings do not indicate acute scarcity.
Climate risk27/100
Climate: inland flooding is dominant and the annual loss ratio is 0.1836% -> property-level water exposure and insurance terms require review.
The numbers
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
ZHVI Median Price
$216k
YoY ▲ 2.8%
ZORI Median Rent
$1,489
YoY ▲ 4.37%
Gross Rental Yield
8.3%
Rent × 12 ÷ price
$1,489 × 12 ÷ $215,622
Job Growth (YoY)
▼ 0.8%
CES payrolls
Job signal 17/100
Median Household Income
$62k
Census ACS 5-year
Rent Burden
29.0%
Annual rent ÷ household income
Price-to-Income
3.5x
Median value ÷ household income
HUD 2BR Fair Market Rent
$1,136
Market rent 131.1% of FMR
Historical affordability context
Compare aligned 2019 and 2024 asking-rent and nominal household-income endpoints across the direct-overlap metro set.
Independent rent evidence
One market, several legitimate rent benchmarks
These releases observe different homes and different moments. RentMarker keeps them separate: ZORI remains the scoring baseline, while the other sources test how sensitive the market story is to bedroom mix and measurement method.
Monthly benchmark4 of 4 reported values
Zero-based scale$1,489Primary RentMarker baseline
2026-06-30
All homes and bedroom counts
A smoothed metro rent index for observed rentals; it is the primary rent used by RentMarker scores and career ratios.
View source release ↗$946−$543 vs ZORI
FY2026 FMR
One-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$1,136−$353 vs ZORI
FY2026 FMR
Two-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$1,072−$417 vs ZORI
ACS 2024 5-year
Occupied rental units paying rent
A five-year survey estimate of contract rent plus applicable tenant-paid utilities; it is not a current asking-rent index.
View source release ↗Take the next step
Keep Jackson as context, then replace market-wide evidence with the candidate property's facts.
Direct local rental evidence
Recent leases and rental-market liquidity in Jackson, MS
These Apartment List observations match the exact metro CBSA code 27140. They are kept separate from Zillow asking rent, Census occupied-home rent and property-level comparables.
Direct recent-lease rent history
Monthly overall-rent index; missing observations are not filled from another geography.
Recent-lease rent$1,2452026-07 · +0.4% year over year
Rental vacancy4.9%2026-07 · -0.7 percentage points year over year
Time on marketn/an/a
Measured rent retention
How much of gross yield survives the first two measured deductions?
This bridge subtracts direct rental vacancy and effective property tax only. It is not net yield, NOI, cap rate or property cash flow.
measured retention property tax vacancy
- Gross yield
- 8.3%
- Vacancy
- 4.9%
- Effective tax
- 0.7%
- Retained yield
- 7.1%
Regional price level
What feels expensive inside Jackson
BEA compares each category with the United States, which equals 100. This is a 2024 price-level comparison—not annual inflation.
BEA Regional Price Parities · 2024US = 100
Occupation wage lens
How asking rent sits against major local occupations
Annualized Zillow asking rent is divided by each BLS annual median wage. This is a screening ratio for one wage, not a household budget or affordability verdict.
Six largest published major groupsannual rent ÷ median wage
Office and Administrative Support Occupations$39,830 median wage
44.9%
Transportation and Material Moving Occupations$38,130 median wage
46.9%
Sales and Related Occupations$31,890 median wage
56.0%
Healthcare Practitioners and Technical Occupations$73,840 median wage
24.2%
Food Preparation and Serving Related Occupations$23,510 median wage
76.0%
Production Occupations$41,170 median wage
43.4%
Supply pipeline
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
National supply context
Compare this authorization pipeline with asking-rent growth, jobs and for-sale liquidity across the evidence-complete metro set.
Building permits by structure type
units per year · latest year annualised
2,036 units authorised in 2026, 0% of them in 5+ unit buildings. This is a single-family building cycle, so the competition is other houses, not new apartments. ✓ recomputed from series
Who is arriving, and who is buying
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
Net Household Move
−1,582
7,365 in vs 8,947 out (IRS SOI)
▼ 21.5% of arriving households
Mover Income Gap
−$4,826
Arriving $55,362 vs leaving $60,188
Average AGI per tax return (IRS SOI)
Investor Purchase Share
12.9%
831 of 6,444 originated purchase loans
CFPB HMDA 2024
Dominant Hazard
inland flooding
0.184% building value annual loss ratio
FEMA NRI · risk type: water
Compare yield and FEMA exposure →Households arrive mainly from: Warren County · Leake County · Lincoln County · Oktibbeha County · Harris County
✓ 7,365 in − 8,947 out = -1,582 netDirect market links
Where tax-return households moved from and to
These are the largest flows where both counties map to a RentMarker market area. They are a documented subset of the all-US IRS totals above.
Leading inbound markets
- Dallas, TX270 arriving
- Hattiesburg, MS219 arriving
- Gulfport, MS154 arriving
Leading outbound markets
- Dallas, TX593 leaving
- Hattiesburg, MS275 leaving
- Memphis, TN273 leaving
The other side
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- Employment contraction could weaken renter demand or payment resilience.
- Household out-migration exceeds in-migration, reducing the demand base.
- Inland-flood exposure could create property losses and insurance burdens.
Inside this metro area
Move from the market-area average to local evidence
Use the available county and city pages to add local price, rent, housing, migration and hazard context to the market-area view.
County records
County · MSHinds County$133k home · 11.8% yieldCounty · MSRankin County$270k home · 7.5% yieldCounty · MSMadison County$338k home · 5.7% yieldCounty · MSCopiah County$136k home · n/a yieldCounty · MSScott County$124k home · n/a yieldCounty · MSSimpson County$159k home · n/a yieldCounty · MSYazoo County$115k home · n/a yieldCounty · MSHolmes County$82k home · n/a yield
Cities in this market
Statistical peers
Market areas that behave like Jackson
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Market area | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Jackson, MS (Target) | 35 | $216k | $1,489 | 8.3% | ▼ 0.8% |
| Montgomery, AL | 42 | $216k | $1,429 | 8.0% | ▼ 0.3% |
| Mobile, AL | 26 | $198k | $1,335 | 8.1% | ▼ 1.4% |
| Tuscaloosa, AL | 46 | $222k | $1,480 | 8.0% | ▼ 0.4% |
| Brownsville, TX | 30 | $207k | $1,428 | 8.3% | ▼ 1.2% |
Provenance
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income and gross rent | direct | ACS 2024 5-year | 2026-08-05 |
| Census ACS 5-year — historical household income | direct | ACS 2019 and 2024 5-year | 2026-08-05 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| Apartment List Rent Estimates — recent-lease rent index | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Time on Market — listing liquidity | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Vacancy Index — rental vacancy | direct | Apartment List 2026-07 | 2026-08-08 |
| BEA County Personal Income — income and population | direct | 2024 County Personal Income (released 2026-02-05); history 1969-2024 | 2026-08-03 |
| BEA Regional Price Parities — metropolitan price levels | direct | 2024 Regional Price Parities (released 2026-02-19); history 2008-2024 | 2026-08-03 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS OEWS — occupation employment and wages | direct | May 2025 OEWS estimates (released 2026-05-15) | 2026-08-03 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2021-2025; latest 2025 vs 2024 | 2026-08-02 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS five-year — ZCTA housing and income | direct | ACS 2024 5-year ZCTA | 2026-08-08 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI history 1975-2025; latest 2025 | 2026-08-02 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD CHAS — renter burden by HAMFI income band | direct | HUD CHAS 2018-2022 ACS 5-year (released 2025-12-23) | 2026-08-03 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| HUD-USPS ZIP-to-county residential-address crosswalk | direct | HUD-USPS 2026Q1 | 2026-08-09 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-30 | 2026-08-06 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-08-06 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Realtor.com Rental Report — top-50 asking rents | direct | top-50 rental asking rents 2026-05 | 2026-08-05 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Redfin Data Center — ZIP resale activity and supply | direct | ZIP rolling 3 months through 2026-06-30; updated 2026-07-03 | 2026-08-12 |
| USDA ERS — Rural-Urban Continuum Codes | direct | USDA ERS 2023 Rural-Urban Continuum Codes | 2026-08-02 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI - metro market rents, not seasonally adjusted | direct | Metro_zori_uc_sfrcondomfr_sm_month.csv | 2026-08-15 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-08-08 |