Real Estate Investing in Sarah, Mississippi (38621)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38621 (Sarah, 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: 34.1% of homes vacant — above national norms.
- Elevated poverty: 35.8% poverty rate — can affect rent collection.
- Higher unemployment: 7.7% unemployment — tenant risk signal.
- Lower household income: $33,013 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 Sarah, MS (38621)?
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Market Analysis: 38621 Sarah
On balance, ZIP 38621 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $118K median. It rewards specialists, not generalists.
Rent of $1,008/mo on a $118K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38621 sits below the stated 0.0% once reality is priced in.
Within MS, ZIP 38621 trails on several market indicators that neighboring Panola County submarkets outperform. The gap is real and robust enough to shape underwriting.
Resident income in 38621 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 38621 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 Sarah:
Market Trends
Home Value History (with trend line)
📊 How Does 38621 Compare?
| Metric | 38621 | Sarah | Mississippi |
|---|---|---|---|
| Home Value | $117,769 | $178,407 | $186,446 |
| 5-Year CAGR | N/A | 4.5% | 4.0% |
| Avg Rent | $1,008 | $1,026 | - |
| Cap Rate | 6.7% | 5.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38621 (Sarah, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $117,769 |
| Monthly Rent | $1,008 |
| Price-to-Rent | 9.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.3% |
| Cap Rate | 6.7% |
| 5-Year IRR | 1.5% |
📈 Home Appreciation
| 1-Year | +1.8% ▲ |
| 3-Year CAGR | -5.2% ▼ |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.7%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 38621
Population: 1,610
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
How much should I expect to pay for a home in Sarah, MS?
Sarah, MS median home values land near $118K. That is reasonable territory for investors looking at $1,008/mo-per-month rentals.
How landlord-friendly is Sarah, MS?
MS law landlord-friendly for landlords, and Sarah inherits those rules. Investors should still review local ordinances for rental licensing.
How strong is tenant demand in Sarah, MS?
The tenant pool in Sarah, MS is solid, supported by local employment and population fundamentals. Rents of $1,008/mo are well-absorbed by the market.
What does house hacking look like in Sarah, MS?
House hacking in Sarah, MS is reasonable to execute. Prices around $118K and rents of $1,008/mo solid owner-occupant economics.
What real estate strategy is ideal for Sarah, MS?
The best-fit strategy in Sarah, MS is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 38621 now. You don’t know where it ranks.
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