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

Landlords in Montgomery County, MS, own 456 Single Family Residential (SFR) properties, constituting 15.2% of the total SFR market. This highlights a significant portion of the housing stock dedicated to rental income generation within the county.

Individual investors overwhelmingly dominate the landlord landscape, owning 384 properties (84.2%) compared to companies which own 89 properties (19.5%). This reinforces the prevalence of 'mom-and-pop' operators, who also represent 422 of the 487 total landlord entities.

A unique characteristic of this market is that all 456 investor-owned properties are cash purchases, with zero financed properties. This indicates a highly liquid and unleveraged investor base, potentially signaling lower risk tolerance or a preference for outright ownership.

Of the investor-owned properties, 443 are rented, representing a high non-owner-occupied rate of 97.1%. This confirms that the vast majority of landlord holdings are actively utilized for rental purposes, rather than being vacant or used for other non-owner-occupied uses.

The composition of individual vs. company entities reveals that individual landlords (422 entities) far outnumber company landlords (65 entities), maintaining an entity ratio of approximately 6.5 individuals for every company. This disparity underscores the highly fragmented and individual-centric nature of the rental market in Montgomery County, MS.

Analysis of acquisition pricing in Montgomery County, MS, is not possible due to the complete absence of data for both landlord and homeowner purchases. This means no insights can be drawn regarding average acquisition prices across any timeframe, including All Time, Q4 2025, 2024, or the 2020-2023 period.

Without this critical pricing information, it is impossible to determine whether landlords typically pay more or less than traditional homeowners for SFR properties in this market. The fundamental comparison of purchase price gaps, a key indicator of investor advantage or market dynamics, cannot be established.

The lack of quarterly acquisition price data also prevents the observation of any price trends. It is therefore not possible to assess if prices are increasing, decreasing, or remaining stable over time for either landlords or homeowners in Montgomery County, MS.

Similarly, the price appreciation from the pandemic-era (2020-2023) to Q4 2025 cannot be calculated for any buyer type. This restricts understanding of long-term market value changes and potential investment returns.

The absence of data for distinct properties acquired in each timeframe also means acquisition velocity cannot be gauged, limiting insights into market liquidity and investor activity levels. No information is available to determine if the landlord discount is consistent or widening/narrowing over time.

Montgomery County, MS, reported zero total SFR purchases in Q4 2025, with no recorded activity from either landlords or non-landlord buyers. This indicates a complete pause in the market's acquisition segment for the current quarter, a significant finding for market behavior.

As a direct consequence of zero purchases, no landlord-specific Q4 purchase activity can be analyzed by investor tier. This means no insights are available on which investor segments, such as mom-and-pop (Tier 01-04) or institutional (Tier 09), were most active.

The absence of Q4 purchase data also means that the percentage share of purchases attributed to mom-and-pop landlords versus institutional investors is 0.0%. This confirms no new properties were added to these segments during the quarter.

Furthermore, with zero recorded purchases, there were no new single-property landlords (Tier 01 entities) entering the market in Q4 2025. This signals a complete halt in new investor formation for the period.

The lack of activity extends to entity participation, as zero entities were active in any tier for Q4 purchases. This implies a dormant purchasing environment across all investor sizes in Montgomery County, MS.

Without any purchase data, the average number of properties per entity by tier cannot be calculated for Q4, nor can any tier be identified as having a higher concentration of activity. The market simply saw no recorded purchasing motion.

The distribution of investor-owned properties in Montgomery County, MS, is heavily concentrated among small-scale landlords. Mom-and-pop landlords (Tiers 01-04, 1-10 properties) collectively control an overwhelming 99.6% of all investor-owned SFR properties, totaling 470 properties.

Specifically, single-property landlords (Tier 01) form the backbone of the market, owning 336 properties, which accounts for 71.2% of the total investor-owned portfolio. This signifies a highly fragmented market dominated by first-time or minimal-portfolio investors.

Institutional investors (Tier 09, 1000+ properties) hold a 0.0% share of the investor-owned market, indicating a complete absence of large-scale corporate landlord presence in Montgomery County, MS. This contrasts sharply with narratives of institutional dominance often seen in other markets.

Beyond single-property owners, smaller landlords continue to dominate: two-property landlords (Tier 02) own 35 properties (7.4%), while those with 3-5 properties (Tier 03-05) own 64 properties (13.6%). Even those with 6-10 properties (Tier 06-10) hold 35 properties (7.4%). Only two properties fall into the 21-50 tier, representing a minor 0.4%.

The data provided for acquisition prices by tier is entirely missing, preventing any analysis of whether larger investors pay more or less per property. This limits insights into pricing strategies across different investor sizes.

With no pricing trends by tier available, it's not possible to assess how the distribution of ownership has evolved over time in terms of average acquisition value. The focus remains purely on property counts and their distribution across investor sizes.

Individual investors maintain a dominant position across all specified portfolio tiers in Montgomery County, MS. In the single-property tier (Tier 01), individual ownership accounts for 296 properties, representing a substantial 85.8% compared to companies' 49 properties (14.2%).

This individual dominance persists even as portfolio size increases. For two-property landlords (Tier 02), individuals own 27 properties (77.1%) versus companies owning 8 properties (22.9%). Similarly, in the 3-5 property tier, individuals hold 52 properties (77.6%), while companies own 15 properties (22.4%).

Notably, there is no tier where company ownership becomes the majority. Even in the largest specified tier for the county, 6-10 properties (Tier 06-10), individual investors still own 20 properties (57.1%), surpassing companies at 15 properties (42.9%). This indicates a deeply entrenched individual investor market structure.

The complete absence of pricing data by owner type within each tier prevents any comparison of whether individual or company landlords pay different prices for properties of similar portfolio sizes. This limits insights into distinct acquisition strategies based on entity type.

The highest individual concentration is clearly in the single-property tier, where they make up 85.8% of owners. Conversely, the highest company concentration, though still a minority, is in the 6-10 property tier at 42.9%, indicating companies tend to hold slightly larger (though still small) portfolios when present.

Without historical or Q4 transaction data for specific owner types, it's impossible to determine if growth patterns differ between individual and company investors over time. The analysis is limited to their current proportional representation within existing tiers.

Investor-owned properties in Montgomery County, MS, are highly concentrated in specific zip codes. The MS-Montgomery-38967 zip code stands out, leading both in total investor-owned property count with 309 properties and in investor ownership rate at 16.8%.

A strong correlation exists between the zip codes with the highest property counts and those with the highest investor ownership percentages. The top three regions by count (38967, 38925, 39747) are also the top three by percentage, reinforcing that investor activity is focused in these specific areas.

The zip code MS-Montgomery-38925 follows with 71 investor-owned properties and a 13.4% ownership rate, while MS-Montgomery-39747 has 64 properties and a 12.7% rate. These three top regions together account for the vast majority of investor-owned properties in the county, totaling 444 properties.

The absence of acquisition price data for specific geographic regions (zip codes) prevents analysis of how prices vary across these areas for investor purchases. This limits insights into regional market value differences or investor preferred pricing within the county.

The total SFR inventory for each top region is implicitly shown through the landlord ownership rate, where MS-Montgomery-38967 has 16.8% of its SFR properties owned by landlords. This allows for an understanding of the overall market size and penetration in these areas.

The consistency between top regions by count and by percentage implies that investor activity isn't just seeking abundant properties but is also significantly penetrating the existing SFR stock in those specific locales, indicating a deeper investment focus rather than just sheer volume of available properties.

A complete lack of historical transaction data for all landlords in Montgomery County, MS, prevents any assessment of market liquidity or investor sentiment over time. There are no recorded buy or sell transactions across all specified timeframes (Q4, Q3, Q2, Q1 2025, Year 2024, Year 2023, All Time).

This absence of data means it is impossible to determine if landlords overall are net buyers or net sellers in this market. The critical buy/sell ratio, which indicates market direction and investor accumulation or divestment, cannot be calculated or trended.

Similarly, there is no transaction data specifically for institutional investors (1000+ properties). This means their net position—whether accumulating or divesting—cannot be assessed, nor can their transaction volumes or prices be compared to the broader landlord market.

The percentage of transactions that are inter-landlord (landlord-to-landlord trades) cannot be determined for any timeframe. This key metric, reflecting market churn and internal investor trading, remains unknown for Montgomery County, MS.

Without recorded buy and sell prices, it is also impossible to calculate an implied margin for properties bought and sold by landlords. This limits insights into profitability or market valuation changes from an investor's perspective.

The lack of historical data across all timeframes, including year-over-year comparisons (2024 vs. 2025), prevents any analysis of changes in transaction volumes, prices, or market participation trends. This suggests a very static or unrecorded transaction market for investors.

Montgomery County, MS, recorded zero total SFR transactions in Q4 2025, which means there were no landlord-involved transactions during this period. This indicates a completely dormant transaction market for both landlords and other market participants in the current quarter.

As a result of zero transactions, there is no data to assess how transaction volumes might vary across investor tiers. No specific tier can be identified as being more active, as all tiers reported zero transactions.

The absence of purchase activity also means that average purchase prices by tier cannot be calculated for Q4. Therefore, it is impossible to determine which tiers, if any, paid the most or least for properties during this quarter.

Similarly, no inter-landlord trading activity occurred in Q4 2025, as zero transactions were recorded. The metric for 'Bought From Landlords' and its percentage is consequently 0.0% for all tiers, preventing any insights into market liquidity driven by internal investor trades.

With no transactions, the price spread between the highest and lowest tier is undefined. This eliminates any possibility of analyzing pricing strategies or market value differences across different investor sizes for Q4.

The lack of Q4 transaction data also means a comparison of tier activity in transactions versus tier ownership distribution is impossible. The market's recent activity provides no new insights into how ownership might be shifting or reinforcing current concentrations.