Issaquena County, Mississippi Eviction Risk: Very Low

Issaquena County, Mississippi scores 3.2/10 (Low) on the eviction-risk scale, placing it among the more landlord-friendly corners of the state. At rank 68 of 82 Mississippi eviction laws counties, 67 counties carry higher risk, meaning operators here contend with a comparatively stable, low-friction rental environment. With a total population of roughly 1,029 and an average rent of just $238, this is a thin, rural market, but one where the legal and economic headwinds landlords face elsewhere in Mississippi are largely absent.

The intra-county score range runs from 2.8 to 4.3, a gap that matters more in a four-city county than the headline average suggests. Investors should not treat the county average as a blanket green light; the city-level data below tells a more precise story about where conditions differ.

The cities inside Issaquena County

Mayersville is the county's highest-risk jurisdiction, scoring 4.3/10 on a population of 196. That score is elevated relative to its neighbors and warrants closer due-diligence on local tenant turnover and rental demand before committing capital. Cary, with a population of 330 and a score of 3.3/10, sits in the middle of the county range, carrying modest but manageable risk for buy-and-hold operators.

Eagle Bend (population 408, score 2.8/10) and Valley Park (population 95, score 2.8/10) represent the lowest-risk tier in the county. Both score at the county floor, reflecting conditions that lean favorable for landlords on the risk dimensions tracked here. The spread from 2.8 in Eagle Bend and Valley Park to 4.3 in Mayersville underscores that eviction risk in Issaquena County is hyper-local: two communities separated by a short drive can sit in meaningfully different risk tiers.

State-level laws that apply here

Every landlord in Issaquena County operates under Mississippi state law, specifically Miss. Code § 89-8 (Landlord and Tenant). For non-payment of rent, the required notice period is 3 days. Lease violations carry a 14-day cure notice, and no-cause terminations at end of term require 30 days. Understanding the full Mississippi eviction process matters here because even an uncontested case typically runs 30 to 60 days from filing to writ, while a contested case can extend to 60 to 120 days. Court filing fees range from $75 to $150, sheriff lockout fees from $30 to $120, and attorney fees from $500 to $2,500 depending on complexity.

Mississippi imposes no just-cause requirement for evictions and prohibits local governments from enacting rent control ordinances, so Issaquena County landlords face no local rent caps. Mississippi security deposit limits and Mississippi tenant protections follow state statute, which does not include source-of-income protections, giving landlords broad screening latitude. The fair housing enforcement contact is the Mississippi Attorney General, Consumer Protection division.

With a poverty rate of 23.3% and a renter share of 22.7% of households, Issaquena County's rental pool is small and economically constrained; the city-by-city scores in the grid above reflect how that translates into varying degrees of risk across its four communities.