Real Estate Investing in Batesville, Mississippi (38606)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38606 (Batesville, MS)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.4% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Batesville, MS (38606)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38606 Batesville
Investors eyeing 38606 need to respect the fundamentals at play. Home values of $199K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $199K asset, 38606 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within MS, ZIP 38606 trails on several market indicators that neighboring Panola County submarkets outperform. The gap is real and resilient enough to shape underwriting.
The demographic picture in 38606 includes headwinds that any investor should price in. Income distribution skews lower than Batesville averages, and tenant stability requires active management.
New investors are better served looking at Batesville's stable or hybrid ZIPs before stepping into 38606. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Batesville:
Property Strategy for 38606
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $114,209 | $1,170 | 7.4% | +5.0% | $57,105 |
| 3BR | $193,931 | $1,470 | 5.5% | +6.4% | $64,644 |
| 4BR | $288,845 | $1,590 | 4.0% | +6.5% | $72,211 |
Market Trends
Home Value History (with trend line)
📊 How Does 38606 Compare?
| Metric | 38606 | Batesville | Mississippi |
|---|---|---|---|
| Home Value | $199,484 | $199,484 | $186,446 |
| 5-Year CAGR | 5.1% | 5.1% | 4.0% |
| Avg Rent | $1,053 | $1,053 | - |
| Cap Rate | 4.1% | 4.1% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38606 (Batesville, MS). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 38606 (Batesville, MS)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $199,484 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 15.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +3.7% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 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 (4.1%). 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 38606
Population: 14,970
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
🎓 Schools in 38606
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
How expensive is real estate in Batesville, MS?
Expect median prices around $199K in Batesville, MS. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
Does Batesville, MS favor landlords or tenants?
MS law landlord-friendly for landlords, and Batesville inherits those rules. Investors should still review local ordinances for rental licensing.
How do experienced investors play Batesville, MS?
Most investors in Batesville, MS run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Should investors worry about vacancy in Batesville, MS?
Rental vacancy in Batesville, MS is elevated. Investors should budget normal turnover but not chronic empty units.
How viable is house hacking in Batesville, MS?
House hacking in Batesville, MS is reasonable to execute. Prices around $199K and rents of $1,053/mo solid owner-occupant economics.
You know 38606 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38606 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.
AI Market Advisor
Ask questions about investing in 38606 (Batesville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 38606 (Batesville, MS).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.