Real Estate Investing in Courtland, Mississippi (38620)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38620 (Courtland, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 14.2% of homes vacant — above national norms.
- Higher unemployment: 8.7% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Courtland, MS (38620)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38620 Courtland
From an investor standpoint, ZIP 38620 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $189K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 38620 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 38620 among MS's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 38620 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Courtland:
Property Strategy for 38620
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $127,513 | $910 | 5.1% | — | $63,756 |
| 3BR | $189,244 | $1,160 | 4.4% | +3.8% | $63,081 |
Market Trends
Home Value History (with trend line)
📊 How Does 38620 Compare?
| Metric | 38620 | Courtland | Mississippi |
|---|---|---|---|
| Home Value | $188,535 | $188,535 | $186,446 |
| 5-Year CAGR | 1.6% | 1.6% | 4.0% |
| Avg Rent | $819 | $819 | - |
| Cap Rate | 3.4% | 3.4% | - |
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 38620 (Courtland, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $188,535 |
| Monthly Rent | $819 |
| Price-to-Rent | 19.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | -2.1% ▼ |
| 5-Year CAGR | +1.6% ▲ |
| 10-Year CAGR | +3.7% ▲ |
🏠 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 (3.4%). 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 38620
Population: 3,639
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
Frequently Asked Questions
Are homes affordable in Courtland, MS?
Courtland, MS median home values land near $189K. That is reasonable territory for investors looking at $819/mo-per-month rentals.
What strategy should investors use in Courtland, MS?
A careful cash-flow rentals with hands-on management strategy Courtland, MS best. The market produces even-keeled results for that approach at the $189K price point.
Is MS a landlord-friendly state?
Landlord-friendliness in Courtland, MS is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Does Courtland, MS make sense for an investment property?
The 2.0/5 investability rating in Courtland, MS reflects its $189K prices and $819/mo rents. Investors generally consider it a solid option within MS.
Does a duplex house hack pencil in Courtland, MS?
For house hackers, Courtland, MS is a challenging. The $819/mo rent on a unit helps defray the mortgage on a $189K property.
You know 38620 now. You don’t know where it ranks.
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