in Cleary, MS • 2026 Buying Guide
Best Month
February
$139K
Avoid
May
$220K
Potential Savings
$81K
36.7% difference
Market Type
Balanced
5.5 mo. supply
Present investment properties with numbers: current rent roll, expense history, cap rate, and potential upside. Investors care about cash flow and appreciation potential, not emotional appeal.
Median Sale Price
$195K
N/A YoY
Days on Market
49
median days
Inventory
11
active listings
Sale-to-List Ratio
97.3%
room to negotiate
Jan
$208K
Feb
$139K
BestMar
$196K
Apr
$173K
May
$220K
PeakJun
$176K
Jul
$174K
Aug
$150K
Sep
$189K
Oct
$179K
Nov
$193K
Dec
$203K
Based on historical sales data in Cleary
Investment property timing is about numbers, not emotions. Off-season purchases (fall/winter) often yield better cap rates because you're competing against fewer primary residence buyers. However, also consider tenant move-in timing - summer moves are easier for families.
Pro Tip: With Cleary's median price at $195K, a 20% down payment would be approximately $39K. Get pre-approved early to know exactly what you can afford.
Based on our analysis of Cleary's housing market, February is typically the best time to buy a investment property. During this month, prices average around $139K, which is 36.7% lower than peak prices in May. Investment property timing is about numbers, not emotions. Off-season purchases (fall/winter) often yield better cap rates because you're competing against fewer primary residence buyers. However, also consider tenant move-in timing - summer moves are easier for families.
The current median home price in Cleary is $195K. Investment Property prices vary based on location, size, and condition. Year-over-year, prices have changed N/A. Investment property returns come from both cash flow and appreciation. In high-growth markets, prioritize appreciation; in stable markets, focus on cash flow. The best investments often offer both.
Cleary has a balanced market. This means you have reasonable options without extreme competition. Take time to find the right investment property but be prepared to move when you find it.
Key considerations for buying a investment property in Cleary include: Calculate cap rate, cash-on-cash return, and cash flow; Factor in realistic vacancy rates (typically 5-8%); Budget for property management (10% of rent) even if self-managing. Also watch for red flags like Seller won't provide actual expense records and Deferred maintenance that will need immediate attention.
Homes in Cleary currently spend an average of 49 days on market. This is typical for a balanced market with reasonable time to make decisions.
Investment properties require 15-25% down typically Interest rates are 0.5-1% higher than primary residence With Cleary's median price of $195K, you'll want to get pre-approved early to understand your budget.
Looking for the best time to buy a investment property in Cleary? Our analysis shows that February typically offers the best prices, with homes averaging around $139K. Buying during this time could save you up to $81K compared to peak months like May.
With a median price of $195K and homes spending an average of 49 days on market, Cleary is currently a balanced market. There's currently 5.5 months of inventory available.
Investment property returns come from both cash flow and appreciation. In high-growth markets, prioritize appreciation; in stable markets, focus on cash flow. The best investments often offer both.
Working with a local real estate agent who knows Cleary can help you understand neighborhood dynamics, identify the best opportunities, and negotiate effectively in this market.
Connect with local agents who specialize in investment properties.