Real Estate Investing in Clarksdale, Mississippi (38614)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38614 (Clarksdale, MS)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 16.8% of homes vacant — above national norms.
- Declining values: -6.5% 5-year CAGR — values have moved lower.
- Elevated poverty: 28.9% poverty rate — can affect rent collection.
- Lower household income: $36,225 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 Clarksdale, MS (38614)?
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Market Analysis: 38614 Clarksdale
Homes in the 38614 ZIP trade near $49K, a discount that has historically rewarded investors willing to renovate. Rent comps near $801/mo support the pro forma.
BRRRR works in 38614 because the math supports it. Buy at $49K, rehab, and the refinance step typically recovers capital in a way that flat-yield markets cannot match.
Across Clarksdale, pockets like 38614 represent the last affordable rungs of a rising ladder. The state-level data shows those rungs thinning.
Demographically, 38614 is a working ZIP — not a luxury market. That profile is exactly what value-add operators need in order to price their renovated product correctly.
Strategic fit here is operational. Pro forma discipline, capex reserves, and lender relationships matter more than the marketing pitch.
Here's what matters if you're considering buying a home in Clarksdale:
Market Trends
Home Value History (with trend line)
📊 How Does 38614 Compare?
| Metric | 38614 | Clarksdale | Clarksdale, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $49,183 | $67,167 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $801 | $783 | N/A | - |
| Cap Rate | 12.7% | 9.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38614 (Clarksdale, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $49,183 |
| Monthly Rent | $801 |
| Price-to-Rent | 5.1:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 19.5% |
| Cap Rate | 12.7% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +8.8% ▲ |
| 3-Year CAGR | -5.0% ▼ |
| 5-Year CAGR | -6.5% ▼ |
| 10-Year CAGR | +1.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (12.7%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 38614
Population: 16,384
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 38614
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
Should investors consider Clarksdale, MS?
Yes - Clarksdale, MS a 4.0/5 investability score. With $49K home prices against $801/mo monthly rent, the market delivers a reasonable entry point for new investors.
Which real estate strategy fits Clarksdale, MS?
For Clarksdale, MS, value-add and BRRRR deals is the standard investor playbook. The market structure makes it a reasonable default approach.
Can investors BRRRR in Clarksdale, MS?
BRRRR works a strong in Clarksdale, MS. With $49K ARVs and $801/mo rents, investors who buy right can refinance out most of their capital.
How much should I expect to pay for a home in Clarksdale, MS?
Clarksdale, MS median home values land near $49K. That is reasonable territory for investors looking at $801/mo-per-month rentals.
How much do tenants pay in Clarksdale, MS?
The typical rental in Clarksdale, MS commands about $801/mo monthly. That rent profile even-keeled cash flow against the $49K purchase basis.
You know 38614 now. You don’t know where it ranks.
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