Real Estate Investing in Dumas, Mississippi (38625)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38625 (Dumas, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 15.5% of homes vacant — above national norms.
- Lower household income: $37,107 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 Dumas, MS (38625)?
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Market Analysis: 38625 Dumas
Investors eyeing 38625 need to respect the fundamentals at play. Home values of $174K come alongside slower price movement and elevated management overhead.
Looking more closely, the numbers look inviting — $174K purchase price, 0.0% nominal cap — the work to hit that pro forma in 38625 is substantial and deserves full respect.
In the broader MS picture, 38625 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 38625 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. robust returns are possible in 38625, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Dumas:
Market Trends
Home Value History (with trend line)
📊 How Does 38625 Compare?
| Metric | 38625 | Dumas | Mississippi |
|---|---|---|---|
| Home Value | $173,793 | $173,793 | $186,446 |
| 5-Year CAGR | 2.3% | 2.3% | 4.0% |
| Avg Rent | $801 | $801 | - |
| Cap Rate | 3.6% | 3.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38625 (Dumas, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $173,793 |
| Monthly Rent | $801 |
| Price-to-Rent | 18.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +11.2% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 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%) exceeds the estimated cap rate (3.6%). 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 38625
Population: 1,875
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What type of investing works in Dumas, MS?
In Dumas, MS the notable play is typically careful cash-flow rentals with hands-on management. The combination of $174K prices and $801/mo rents suits that approach.
What do rentals go for in Dumas, MS?
Rents in Dumas, MS run near $801/mo. Compared with median home prices of $174K that produces solid gross yields for typical rentals.
Is rental property easy to operate in Dumas, MS?
MS ranks as a landlord-friendly state for landlord-tenant law. Dumas generally follows the statewide framework, so landlords face reasonable operating rules.
Is Dumas, MS a good market for FHA house hackers?
The house hack math a challenging in Dumas, MS. Owner-occupant buyers benefit from the $801/mo rents and $174K home values.
Is Dumas in MS worth investing in?
Dumas, MS scores 3.0/5 for investability. Home values sit at $174K and rents near $801/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 38625 now. You don’t know where it ranks.
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