Choctaw (MS) Investor Pulse Report (2025-Q4)

Landlords in Choctaw County, MS, collectively own 665 SFR properties, representing 28.8% of the total 2,312 SFR properties in the market. This substantial share highlights the significant role investors play in the local housing landscape.

Individual investors overwhelmingly dominate the landlord-owned portfolio, holding 589 properties, which accounts for 88.6% of all investor-owned SFR. In contrast, company-owned SFR properties are significantly fewer at 102 properties, making up 15.3% of the total, underscoring the prevalence of small-scale, individual operators.

The investor market in Choctaw County is heavily rental-focused, with 658 properties, or 98.9% of the landlord portfolio, identified as rented. This indicates that nearly all investor-owned properties are held specifically for generating rental income.

A strong preference for cash acquisitions is evident among landlords, with 632 properties acquired via cash, compared to only 33 properties that are financed. This suggests a low reliance on debt, potentially signaling financial stability or a cautious investment approach in the market.

The sheer number of individual landlords, totaling 747, far surpasses the 99 company landlords, confirming that the vast majority of rental providers are local individuals rather than large corporate entities.

The composition of holdings reveals that while 665 SFR properties are investor-owned, the sum of explicitly individual (589) and company (102) owned properties is 691, suggesting potential overlap in ownership classifications or that some properties may be co-owned by both types of entities, which are then counted distinctly within their respective categories.

In Q4 2025, traditional homeowners acquired SFR properties at an average price of $325,000. However, due to zero landlord purchases in this quarter, a direct price comparison between landlords and homeowners cannot be made for Q4 2025.

Looking at previous periods, landlords had an average acquisition price of $138,000 in Q2 2025. This figure, however, cannot be directly compared to homeowner prices for the same quarter, as homeowner data for Q2 2025 is not available.

Historically, landlords acquired properties at significantly lower prices, with an average of $55,037 in Q4 2024. This trend of lower acquisition prices suggests strategic buying, though without homeowner data for comparison, the discount rate remains unquantified for this period.

During the earlier pandemic-era (2020-2023), landlord acquisition prices averaged $257,400. This data point indicates a fluctuating market, with acquisition prices varying significantly across different timeframes.

The scarcity of valid pricing data for multiple quarters, especially for landlord acquisitions and homeowner comparisons, limits the ability to identify clear trends in price gaps or to definitively state if landlords consistently pay more or less than traditional buyers in Choctaw County, MS.

Landlords accounted for 20.0% of the total SFR purchases in Choctaw County, MS, during Q4 2025, acquiring 1 out of 5 properties. This indicates a modest but present investor presence in the quarter's purchasing activity.

The entirety of landlord acquisition activity in Q4 2025 came from mom-and-pop landlords (Tier 01-04), with 1 property purchased. This highlights the foundational role of small-scale investors in the market, particularly for recent acquisitions.

Specifically, the single landlord purchase was made by a first-time or single-property landlord (Tier 01), who represents 100.0% of all landlord purchases in Q4. This signals the entry of new, small-scale investors into the market.

Institutional investors (Tier 09) showed no purchasing activity in Q4 2025, securing 0 properties. This stark absence reinforces the market's reliance on smaller investors for current growth.

With only 1 distinct entity making a landlord purchase in Q4, the average properties per entity for this period is 1.0, reflecting the highly individualistic nature of recent investor activity.

Mom-and-pop landlords, those owning between 1 and 10 properties (Tiers 01-04), overwhelmingly dominate the investor-owned SFR market in Choctaw County, MS, controlling 99.6% of all 665 investor-owned properties. This concentration emphasizes the local, individual-driven nature of the rental market.

The largest segment within this market is single-property landlords (Tier 01), who own 593 properties, representing a significant 86.7% of the total investor-owned SFR. This highlights the extensive presence of first-time or casual landlords.

Smaller multi-property landlords also contribute, with two-property landlords (Tier 02) holding 33 properties (4.8%), and landlords with 3-5 properties (Tier 03-05) owning 46 properties (6.7%). These segments further underscore the mom-and-pop dominance.

Larger investor tiers, specifically those from 11-1000 properties (Tiers 05-08), hold only 12 properties (1.7%), demonstrating very limited presence. Institutional investors (Tier 09, 1000+ properties) are entirely absent from this market, holding 0 properties.

The distribution of ownership clearly indicates that Choctaw County's investor market is decentralized, primarily composed of small-scale property owners, defying any notion of significant institutional influence.

Due to missing data for tier-specific acquisition prices, it is not possible to determine if larger or smaller investors pay different average prices for properties within this market.

Individual investors represent the vast majority of ownership across all analyzed landlord tiers in Choctaw County, MS. For instance, in the dominant single-property tier (Tier 01), individuals own 530 properties (85.6%), while companies own only 89 properties (14.4%).

The pattern of individual dominance extends to other small landlord tiers; in the 3-5 property tier, individuals own 39 properties (84.8%) compared to companies owning 7 properties (15.2%). Similarly, for two-property landlords (Tier 02), individuals own 30 properties (90.9%) while companies hold 3 properties (9.1%).

Companies do not achieve majority ownership in any tier within the provided data. The highest company concentration is observed in the single-property tier at 14.4% of properties, which is still a significant minority.

In the small landlord tier of 6-10 properties, individual investors account for 100.0% of ownership, with 9 properties, while companies have no presence. This further illustrates the market's strong individual-owner bias across various portfolio sizes.

The absence of data for institutional tiers (Tier 09) and for acquisition prices split by owner type and tier prevents a comprehensive analysis of price differences or growth patterns between individual and company investors.

Investor-owned properties in Choctaw County, MS, are highly concentrated in specific zip codes, with MS-Choctaw-39735 leading significantly with 351 properties. This region alone accounts for a substantial portion of the county's investor activity.

Zip code MS-Choctaw-39735 also exhibits the highest investor ownership rate at 31.6%, indicating that nearly one-third of all properties in this area are landlord-owned, signifying a strong investor presence.

Following in property count, MS-Choctaw-39752 has 63 investor-owned properties (22.0% ownership rate), and MS-Choctaw-39108 records 38 properties (26.0% ownership rate). This illustrates a clear hierarchy in the distribution of investor holdings within the county.

Despite having fewer properties, MS-Choctaw-39767 boasts the second-highest investor ownership rate at 27.7%, suggesting a denser concentration of landlord activity relative to its total SFR inventory. This highlights areas where investor penetration is particularly high.

The top four regions by investor-owned property count (39735, 39752, 39108, 39745) collectively encompass the vast majority of investor activity, revealing a localized clustering of landlord portfolios within Choctaw County.

The difference between regions with high property counts versus high ownership rates (e.g., 39767) underscores that investor concentration can manifest differently depending on the total housing stock of a given zip code.

Due to the absence of data for 'ALL LANDLORD TRANSACTIONS' and 'INSTITUTIONAL (1000+) TRANSACTIONS' in the provided section, a detailed historical analysis of landlord buying and selling activity in Choctaw County, MS, cannot be performed.

This data gap prevents the determination of whether landlords, overall or institutionally, have been net buyers or net sellers across various timeframes, making it impossible to ascertain market direction from transaction volumes.

Without information on 'Bought From Landlords' percentages, it is not possible to assess the prevalence of inter-landlord trading, which can be an indicator of market maturity and investor churn.

The lack of average buy and sell prices over time means implied profit margins for landlords cannot be calculated, restricting insights into the financial returns on investment properties in the area.

Trends in transaction volumes, price appreciation, or changes in market behavior by different investor types cannot be identified, leaving a significant void in understanding the historical dynamics of the investor market in Choctaw County, MS.

Landlords accounted for 11.1% of all SFR transactions in Choctaw County, MS, during Q4 2025, participating in just 1 out of 9 total transactions. This low volume indicates a relatively quiet quarter for investor-driven market activity.

The entirety of landlord transaction activity in Q4 2025 stemmed from single-property investors (Tier 01), who completed 1 transaction. This highlights the ongoing significance of small-scale investors in the local market, even for transactional dynamics.

Institutional investors (Tier 09) recorded 0 transactions in Q4 2025, confirming their complete absence from market activity this quarter. This reinforces the local market's reliance on smaller, individual landlords for current transactions.

The average purchase price for the single-property (Tier 01) transaction in Q4 2025 is not available (reported as $nan). This data limitation prevents a comparison of prices across different investor tiers or against overall market prices.

Inter-landlord trading was minimal in Q4 2025, with the single Tier 01 transaction involving 0 purchases from other landlords (0.0%). This suggests a preference for acquiring properties from non-landlord sellers or very low internal market liquidity.

The total Q4 transactions for mom-and-pop landlords (Tier 01-04) was 1, underscoring their exclusive presence in landlord transactions for the quarter. This contrasts with their overall ownership, indicating low churn in the existing portfolio.