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

In Franklin County, investors hold a portfolio of 99 Single-Family Residential properties, accounting for 6.2% of the total 1,597 SFRs in the market.

Individual investors are the primary owners, holding 70 properties (70.7%), while company entities own 34 properties (34.3%). This indicates a market driven by smaller, private landlords rather than large corporations.

The ownership structure consists of 114 distinct landlord entities, split between 83 individuals and 31 companies, a ratio of approximately 2.7 individual landlords for every one company landlord.

A defining characteristic of this market is the preference for cash ownership. An overwhelming 97 of the 99 investor-owned properties are held free of financing, with only 2 properties being financed.

The portfolio is almost exclusively dedicated to rentals, with 98 of the 99 properties classified as non-owner-occupied, signaling a strong focus on generating rental income.

Analysis of acquisition pricing in Franklin County is severely limited due to a lack of recent transaction data. No purchases were recorded for landlords or traditional homeowners in Q4 2025, making a direct price comparison for the quarter impossible.

Historical data is also sparse, with zero properties recorded as purchased by landlords between 2020-2023, preventing any analysis of price appreciation from the pandemic era to the present.

Due to the absence of sales, it is not possible to calculate the typical price gap or percentage discount that landlords might achieve compared to traditional homeowners.

The lack of data across all buyer types suggests a market with extremely low liquidity and infrequent transactions, particularly in the most recent quarters.

Without pricing data, key insights into investor buying strategies, market competitiveness, and value appreciation cannot be determined for Franklin County.

The investor purchase market in Franklin County was completely dormant in Q4 2025, with 0 properties acquired by landlords. This represents a 0.0% share of the total 0 SFR purchases recorded in the county for the quarter.

This lack of activity was universal across all investor sizes. Mom-and-pop landlords (1-10 properties) acquired 0 homes, mirroring the inactivity of mid-size and institutional investors.

No new landlords entered the market in Q4 2025, as evidenced by the 0 properties purchased by entities in the single-property (Tier 01) category.

The complete absence of purchases indicates a potential market freeze, where economic conditions, lack of inventory, or other factors have brought acquisition activity to a standstill.

This halt in investor buying prevents any analysis of which tiers are most active or how buying power is distributed in the current market environment.

The investor landscape in Franklin County is defined by the overwhelming dominance of small-scale landlords. Mom-and-pop investors (owning 1-10 properties) control 98.0% of all investor-owned SFRs.

Single-property landlords (Tier 01) form the bedrock of the market, owning 87 properties, which constitutes a remarkable 86.1% of the entire investor portfolio.

The market shows a steep drop-off in ownership as portfolio sizes increase. Two-property landlords (Tier 02) hold 8.9% of properties, while those owning 3-10 properties collectively hold just 3.0%.

There is virtually no presence of mid-size investors, and large-scale institutional investors (Tier 09, 1,000+ properties) are completely absent, with a 0.0% market share.

This distribution highlights a highly localized market, entirely dependent on small, private capital rather than large, corporate investment funds.

While individual landlords own the majority of properties overall, the ownership structure varies dramatically by tier. In the largest tier (single-property), individuals dominate with 69 properties, a 75.8% share.

A significant strategic shift occurs in the two-property tier, which is heavily controlled by companies. Companies own 8 of the 9 properties in this tier, representing an 88.9% majority share.

This pattern reveals a clear crossover point where investors operating at a slightly larger scale (two properties) overwhelmingly prefer a corporate structure, likely for liability or financial reasons.

The small number of properties in higher tiers makes further analysis difficult, but the trend suggests that while individuals are more numerous as first-time investors, scaling up is correlated with incorporation.

Due to the lack of transaction data, it is not possible to compare acquisition prices between individual and company landlords within any tier.

Geographic analysis shows that investor activity in Franklin County is centered in specific zip codes. The 39653 area holds the largest number of investor-owned properties, with a total of 39 homes.

Following 39653, the next highest concentration by count is in 39661, with 29 investor properties, and 39630, with 11 properties.

When examining market penetration, a different picture emerges. The 39601 zip code has the highest rate of investor ownership at 9.5%, indicating a denser concentration relative to its total housing stock.

The 39630 zip code is notable for appearing in both the top count and top rate lists, with 11 properties and an 8.3% ownership rate, marking it as a key area for investors.

This data illustrates that the areas with the most investor properties are not always the ones with the highest percentage of investor ownership, highlighting different types of market concentration.

A comprehensive analysis of historical transaction dynamics in Franklin County is not possible due to the absence of available data for landlord purchases and sales.

Without this data, key market health indicators like the buy-to-sell ratio cannot be calculated. It is impossible to determine whether landlords have been net accumulators or net sellers of property over time.

The volume of inter-landlord trading, a measure of market liquidity and sophistication, remains unknown. There is no data on what percentage of transactions occur between existing landlords.

Furthermore, analysis of potential profit margins is unfeasible, as average buy prices cannot be compared to average sell prices across different timeframes.

The lack of historical transaction data for all landlord types, including institutional investors, suggests a market with very low turnover and long-term holding patterns.

Q4 2025 was a period of complete transactional inactivity for landlords in Franklin County. Investors participated in 0 of the 0 total SFR transactions that occurred, for a 0.0% market share.

This inactivity was consistent across all investor sizes, from single-property mom-and-pop landlords to larger portfolio holders. No tier recorded a single purchase or sale.

As a result, it is impossible to compare the average purchase prices across different investor tiers for the quarter, or to identify which groups might be paying more or less for assets.

Insights into market liquidity, such as the percentage of properties bought from other landlords, cannot be generated due to the zero-transaction environment.

The data points to a market that was effectively frozen in Q4 2025, with no capital being deployed by investors to either acquire or dispose of residential properties.