Real Estate Investing in Blue Mountain, Mississippi (38610)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38610 (Blue Mountain, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 21.7% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.3% CAGR).
- Lower household income: $36,834 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 Blue Mountain, MS (38610)?
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Market Analysis: 38610 Blue Mountain
Not every below-median market is a bargain. Blue Mountain's 38610 ZIP comes in at signals that favor experienced operators who can absorb the risk $155K pricing implies.
Rent of $873/mo on a $155K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38610 sits below the stated 0.0% once reality is priced in.
Regionally, 38610 sits on the difficult end of the MS spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
The 38610 ZIP's population of 3,224 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
The 38610 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Blue Mountain:
Market Trends
Home Value History (with trend line)
📊 How Does 38610 Compare?
| Metric | 38610 | Blue Mountain | Mississippi |
|---|---|---|---|
| Home Value | $154,931 | $154,931 | $186,446 |
| 5-Year CAGR | 1.3% | 1.3% | 4.0% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 4.4% | 4.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38610 (Blue Mountain, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $154,931 |
| Monthly Rent | $873 |
| Price-to-Rent | 14.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.4% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +1.3% ▲ |
| 10-Year CAGR | +2.8% ▲ |
🏠 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 (4.4%). 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 38610
Population: 3,224
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 38610
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is the tenant base reliable in Blue Mountain, MS?
The renter base in Blue Mountain, MS is reasonable for the $873/mo price point. Screening well and pricing to market typically yields reliable tenants.
What type of investing works in Blue Mountain, MS?
Investors usually favor careful cash-flow rentals with hands-on management in Blue Mountain, MS. With home values at $155K and rents near $873/mo, other strategies can work but produce reliable rather than outsized returns.
Is rental property easy to operate in Blue Mountain, MS?
The landlord environment in Blue Mountain, MS is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Can owner-occupants cash flow in Blue Mountain, MS?
Blue Mountain, MS is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $155K price point reasonable to enter.
How expensive is real estate in Blue Mountain, MS?
Median home price in Blue Mountain, MS is near $155K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
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