Real Estate Investing in Abbeville, Mississippi (38601)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38601 (Abbeville, MS)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 31.8% of homes vacant — above national norms.
- Lower household income: $38,681 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Abbeville, MS (38601)?
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Market Analysis: 38601 Abbeville
ZIP 38601 inside Lafayette County looks affordable on the surface — median value of $249K — but the discount exists for reasons that a careful buyer should understand before committing.
Meanwhile, the numbers look inviting — $249K purchase price, 0.0% nominal cap — the work to hit that pro forma in 38601 is substantial and deserves full respect.
Within MS, ZIP 38601 trails on several market indicators that neighboring Lafayette County submarkets outperform. The gap is real and resilient enough to shape underwriting.
Stepping back, 2,531 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Abbeville:
Market Trends
Home Value History (with trend line)
📊 How Does 38601 Compare?
| Metric | 38601 | Abbeville | Oxford, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $248,826 | $248,826 | N/A | $186,446 |
| 5-Year CAGR | 1.8% | 1.8% | N/A | 4.0% |
| Avg Rent | $1,053 | $1,053 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38601 (Abbeville, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $248,826 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 19.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 5.1% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +1.8% ▲ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 38601
Population: 2,531
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Does Abbeville, MS make sense for an investment property?
The 2.0/5 investability rating in Abbeville, MS reflects its $249K prices and $1,053/mo rents. Investors generally consider it a solid option within MS.
What is the median home value in Abbeville, MS?
Expect median prices around $249K in Abbeville, MS. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
What do landlords charge for rent in Abbeville, MS?
Rent in Abbeville, MS is around $1,053/mo. The resulting rent-to-value relationship with $249K pricing is reasonable for most investor models.
What is the typical vacancy rate in Abbeville, MS?
Abbeville, MS vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is Abbeville, MS a friendly market for rental owners?
For rental operators, Abbeville, MS rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
You know 38601 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38601 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 38601 ranks in Oxford, MS
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