Real Estate Investing in Coldwater, Mississippi (38618)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38618 (Coldwater, MS)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Coldwater, MS (38618)?
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Market Analysis: 38618 Coldwater
Not every below-median market is a bargain. Coldwater's 38618 ZIP posts signals that favor experienced operators who can absorb the risk $245K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 38618 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 38618 sits on the difficult end of the MS spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 38618 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 38618 is an operator game, not a passive one. Stepping back, entry prices of $245K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Coldwater:
Property Strategy for 38618
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $145,198 | $1,130 | 5.6% | +3.3% | $72,599 |
| 3BR | $228,282 | $1,390 | 4.4% | +6.3% | $76,094 |
| 4BR | $357,513 | $1,620 | 3.3% | +7.0% | $89,378 |
Market Trends
Home Value History (with trend line)
📊 How Does 38618 Compare?
| Metric | 38618 | Coldwater | Memphis, TN-MS-AR | Mississippi |
|---|---|---|---|---|
| Home Value | $244,605 | $244,605 | N/A | $186,446 |
| 5-Year CAGR | 5.0% | 5.0% | N/A | 4.0% |
| Avg Rent | $1,017 | $1,017 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
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 38618 (Coldwater, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $244,605 |
| Monthly Rent | $1,017 |
| Price-to-Rent | 20.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 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 (3.2%). 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 38618
Population: 10,022
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 38618
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
Investor Insight: With 1,218 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Coldwater, MS?
The median home value in Coldwater, MS is roughly $245K. That puts it reasonable relative to the MS statewide average.
Does a duplex house hack pencil in Coldwater, MS?
For house hackers, Coldwater, MS is a challenging. The $1,017/mo rent on a unit helps defray the mortgage on a $245K property.
Is the tenant base reliable in Coldwater, MS?
The renter base in Coldwater, MS is reasonable for the $1,017/mo price point. Screening well and pricing to market typically yields predictable tenants.
What is the typical rental rate in Coldwater, MS?
The typical rental in Coldwater, MS commands about $1,017/mo monthly. That rent profile measured cash flow against the $245K purchase basis.
Is Coldwater, MS a friendly market for rental owners?
Coldwater, MS falls under MS landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 38618 now. You don’t know where it ranks.
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How 38618 ranks in Memphis, TN-MS-AR
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