Simpson County, Mississippi Eviction Risk: Low

Simpson County carries an average eviction-risk score of 4/10 (Moderate), placing it in the middle third of Mississippi's 82 counties, with 35 counties scoring higher and 46 scoring lower. For landlords and investors, that position signals a workable but not frictionless market: rent collection is generally manageable, yet the county's 29.1% poverty rate and average rent burden of 29.4% of income create real exposure when household finances tighten. With roughly 41.6% of residents renting, there is meaningful demand across the county's 4 cities.

Scores across Simpson County range from 3.5 to 4.1, a tight spread that still translates to meaningful differences at the asset level. The county's average rent of $794 keeps gross yields accessible, but investors should underwrite with the tenant-financial-stress indicators in mind rather than assuming smooth cash flow throughout a hold period.

The cities inside Simpson County

Magee is both the largest city and the highest-risk market in the county, combining a population of 3,943 with a score of 4.1/10. It accounts for the bulk of the county's renter base, so portfolio concentration in Magee means carrying the county's peak risk. Mendenhall, the second-largest city at 2,103 residents, scores 3.8/10, offering a modest improvement while still sitting in Moderate territory.

D'Lo scores 3.7/10 with a population of 443, and Braxton, the smallest market at 189 residents, posts the county's lowest score of 3.5/10. The roughly half-point gap between Magee and Braxton illustrates that risk in Simpson County is genuinely hyper-local. Investors weighing specific acquisitions should evaluate each city independently rather than treating the county average as a reliable proxy for a given street address.

State-level laws that apply here

Under Mississippi state law (Miss. Code § 89-8, Landlord and Tenant), landlords must give 3 days notice for non-payment of rent, 14 days for a lease violation with an opportunity to cure, and 30 days for an end-of-term or no-cause termination. Mississippi imposes no just-cause requirement for non-renewal and preempts any local rent-control ordinance, so there is no patchwork of municipal rules to navigate in Simpson County. Understanding the full Mississippi eviction process, from notice through court filing to lockout, is essential before you place a tenant, not after a default occurs.

On cost, the Mississippi eviction costs can range meaningfully: court filing fees run $75 to $150, sheriff lockout fees add $30 to $120, and attorney fees, if you retain counsel, typically fall between $500 and $2,500. An uncontested case resolves in roughly 30 to 60 days; a contested matter can extend to 60 to 120 days. Building those ranges into your underwriting protects against surprises when a placement goes wrong.

With a poverty rate of 29.1% and just under half of residents renting, the risk picture varies city by city across Simpson County's four markets, so use the city grid above to drill into the specific municipality where you are evaluating a purchase.