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

Landlords collectively hold 752 SFR properties in Webster (MS), representing a substantial 24.3% of the total SFR market, indicating a significant investor presence in the county.

Individual investors overwhelmingly dominate the landlord landscape, owning 614 properties (81.6% of investor-owned SFR), which sharply contrasts with the 146 properties (19.4%) held by companies, debunking narratives of corporate landlord takeover in this region.

The investor portfolio in Webster (MS) is highly rental-focused, with 735 properties (97.7% of landlord-owned SFR) currently rented, underscoring their primary role in providing rental housing.

A remarkable 711 properties (94.5% of investor-owned SFR) were acquired with cash, highlighting a strong preference for unencumbered assets or robust financial positions among local investors, with only 41 properties (5.5%) being financed.

By entity count, individual landlords are the clear majority, with 656 distinct individuals compared to just 113 companies, establishing a roughly 5.8:1 ratio that reinforces the prevalence of smaller, local landlords in Webster (MS).

In Q4 2025, landlords in Webster (MS) paid an average of $150,608 for SFR properties, securing a substantial $58,310 discount – 27.9% less than the $208,918 paid by traditional homeowners.

The landlord discount has fluctuated considerably throughout 2025, narrowing from an exceptional 92.8% in Q1 ($11,000 vs $153,033) to 27.9% in Q4, indicating a dynamic market where the price gap is becoming less pronounced.

Landlord acquisition prices have shown appreciation, with the Q4 2025 average of $150,608 representing an 11.1% increase over the $135,569 average observed during the 2020-2023 pandemic boom.

Current Q4 average acquisition prices for landlords ($150,608) are notably higher than the year-to-date 2025 average of $123,973, suggesting an upward trend in recent months within Webster (MS).

While prices varied, the consistent trend across Q1-Q4 2025 highlights landlords consistently purchasing properties below the average market price paid by all purchasers, often at significant discounts.

Landlords played a dominant role in the Q4 2025 market in Webster (MS), accounting for 19 of the 35 total SFR purchases, representing a significant 54.3% market share.

Mom-and-pop landlords (Tiers 01-04) were virtually the sole purchasers among investors, completing 19 transactions, which constituted 95.0% of all landlord acquisitions in Q4, emphasizing their critical role in market activity.

Institutional investors (Tier 09) remained entirely absent from the Q4 purchase landscape in Webster (MS), with 0 recorded acquisitions, highlighting the local nature of investor activity.

Single-property landlords (Tier 01) were the most active segment, with 27 distinct entities acquiring 17 properties, signifying a strong entry point for new or expanding small-scale investors.

Mid-size landlords (Tier 51-100) also showed some activity, with 1 entity making 1 purchase, demonstrating engagement across a wider range of smaller investor tiers.

Mom-and-pop landlords (Tiers 01-04) collectively dominate the SFR rental market in Webster (MS), controlling an overwhelming 96.4% of all investor-owned properties.

The vast majority of this ownership is concentrated in single-property landlords (Tier 01), who alone hold 576 properties, representing 74.5% of the total investor portfolio, underscoring their foundational role in the market.

Institutional investors (Tier 09, 1000+ properties) have no recorded presence in Webster (MS), owning 0 properties and reinforcing the local, non-institutional nature of the market.

The remaining small-to-mid-size landlords (Tiers 05-08) hold a combined 3.5% of investor-owned properties, further highlighting the market's reliance on smaller-scale investors.

This distribution reveals a highly fragmented and democratized investor market, where local, individual owners are the primary drivers of SFR property ownership in Webster (MS).

Individual investors overwhelmingly dominate every portfolio tier where data is available, with single-property landlords (Tier 01) showing 491 individually-owned properties (84.7%) versus 89 company-owned properties (15.3%).

Across all analyzed tiers (1-10 properties), individual ownership consistently surpasses company ownership, with the highest concentration for individuals seen in the 6-10 property tier at 95.7%.

Company ownership remains a minority in all observed tiers, reaching its peak representation in the 3-5 property tier at 19 properties (19.6%) but never achieving a majority.

The data clearly indicates that there is no 'crossover point' in Webster (MS) where companies become the majority owners over individuals within the observed portfolio sizes, highlighting the prevalent role of individual landlords across the spectrum.

This pattern underscores the local market's reliance on individual capital and management for small to medium-sized rental portfolios, rather than corporate investment strategies.

Investor-owned SFR properties are highly concentrated within specific zip codes in Webster (MS), with MS-Webster-39744 leading by a substantial margin with 429 landlord-owned properties, representing 26.7% of its local market.

While MS-Webster-39744 leads in absolute count, MS-Webster-39771 boasts the highest investor ownership rate at 41.7%, signifying that nearly half of its SFR market is held by investors, despite a smaller total count.

Two key zip codes, MS-Webster-39744 and MS-Webster-39737 (32 properties, 33.7% rate), demonstrate both high counts of investor properties and high rates of investor penetration, signaling strong investor appeal.

The top five regions by count collectively hold 640 investor-owned properties, showcasing a clear geographic concentration of landlord activity within Webster (MS).

The diverse range in ownership rates, from 19.2% in MS-Webster-39752 to 41.7% in MS-Webster-39771, reveals varying levels of investor saturation and opportunity across the county's sub-geographies.

Landlords in Webster (MS) are robust net buyers, consistently accumulating properties across all analyzed timeframes, including a strong 5.0x buy/sell ratio in Q4 2025 (30 buys vs 6 sells).

The net buying trend has been aggressive throughout 2025, with 90 properties bought against 12 sold, resulting in a 7.5x buy/sell ratio for the year, signaling a continued expansion of landlord portfolios.

Year 2024 saw an even more pronounced accumulation, with landlords engaging in 63 buys versus only 3 sells, leading to an exceptional 21.0x buy/sell ratio and a net gain of 60 properties.

The consistent net buying activity across consecutive years (78 net properties in 2025, 60 in 2024) indicates a sustained positive sentiment and growth strategy among landlords in Webster (MS).

No transaction data is available for institutional investors (1000+ tier), suggesting a minimal or non-existent presence of large-scale corporate buying or selling in this particular market.

Landlords were highly influential in the Q4 2025 market in Webster (MS), responsible for exactly half of all SFR transactions, with 30 out of 60 total transactions involving landlord entities.

Mom-and-pop landlords (Tiers 01-04) accounted for the overwhelming majority of this activity, undertaking 29 transactions, indicating that smaller investors are the primary drivers of market liquidity.

Single-property landlords (Tier 01) were the most active segment, completing 27 transactions at an average purchase price of $160,144, which was notably higher than other tiers.

The average purchase prices varied significantly by tier; Tier 01 landlords paid the most at $160,144, while Tier 51-100 landlords paid $77,700, a substantial difference of $82,444, suggesting different acquisition strategies by investor size.

Inter-landlord trading showed varied reliance: Tier 02 landlords sourced 100.0% (2 of 2) of their purchases from other landlords, while Tier 01 only acquired 3.7% (1 of 27) from fellow investors, highlighting distinct sourcing strategies.

Institutional investors (Tier 09) registered no transactions in Q4, aligning with their overall absence from the Webster (MS) market.

The substantial activity of Tier 01 landlords in Q4 transactions is consistent with their dominant share of overall investor-owned properties, demonstrating their continuous engagement in the market.