Real Estate Investing in Como, Mississippi (38619)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38619 (Como, 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: 24.2% of homes vacant — above national norms.
- Elevated poverty: 22.4% poverty rate — can affect rent collection.
- Lower household income: $32,039 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 Como, MS (38619)?
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Market Analysis: 38619 Como
Not every below-median market is a bargain. Como's 38619 ZIP shows signals that favor experienced operators who can absorb the risk $177K pricing implies.
The investment case in 38619 is substantial only for operators who understand what they are buying. A $177K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 38619 sits on the difficult end of the MS spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 38619 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategically, 38619 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Como:
Property Strategy for 38619
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $123,916 | $1,170 | 6.8% | +4.9% | $61,958 |
| 3BR | $187,478 | $1,470 | 5.6% | +5.5% | $62,493 |
| 4BR | $274,183 | $1,550 | 4.1% | — | $68,546 |
Market Trends
Home Value History (with trend line)
📊 How Does 38619 Compare?
| Metric | 38619 | Como | Oxford, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $177,354 | $177,354 | N/A | $186,446 |
| 5-Year CAGR | 2.0% | 2.0% | N/A | 4.0% |
| Avg Rent | $1,053 | $1,053 | N/A | - |
| Cap Rate | 4.6% | 4.6% | - | - |
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 38619 (Como, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $177,354 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 14.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.1% |
| Cap Rate | 4.6% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +3.1% ▲ |
🏠 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 (4.6%). 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 38619
Population: 5,531
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
🎓 Schools in 38619
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 kind of tenants rent in Como, MS?
The renter base in Como, MS is reasonable for the $1,053/mo price point. Screening well and pricing to market typically yields predictable tenants.
How high is vacancy risk in Como, MS?
Vacancy in Como, MS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,053/mo.
How do home values compare in Como, MS?
The median home value in Como, MS is roughly $177K. That puts it reasonable relative to the MS statewide average.
What is it like being a landlord in Como, MS?
The landlord environment in Como, MS is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What real estate strategy is ideal for Como, MS?
The best-fit strategy in Como, MS is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 38619 now. You don’t know where it ranks.
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How 38619 ranks in Oxford, MS
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