Real Estate Investing in Etta, Mississippi (38627)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38627 (Etta, 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: 23.2% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Etta, MS (38627)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38627 Etta
Investors eyeing 38627 need to respect the fundamentals at play. Home values of $212K come alongside slower price movement and elevated management overhead.
The investment case in 38627 is robust only for operators who understand what they are buying. A $212K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within MS, ZIP 38627 trails on several market indicators that neighboring Union County submarkets outperform. The gap is real and robust enough to shape underwriting.
The 38627 ZIP's population of 1,348 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
New investors are better served looking at Etta's stable or hybrid ZIPs before stepping into 38627. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Etta:
Market Trends
Home Value History (with trend line)
📊 How Does 38627 Compare?
| Metric | 38627 | Etta | Oxford, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $211,920 | $211,920 | N/A | $186,446 |
| 5-Year CAGR | 3.9% | 3.9% | N/A | 4.0% |
| Avg Rent | $1,053 | $1,053 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
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 38627 (Etta, MS). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 38627 (Etta, MS)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $211,920 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 16.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +13.6% ▲ |
| 3-Year CAGR | +6.5% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 10-Year CAGR | +4.0% ▲ |
🏠 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 (3.9%). 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 38627
Population: 1,348
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
Is the tenant base reliable in Etta, MS?
The renter base in Etta, MS is reasonable for the $1,053/mo price point. Screening well and pricing to market typically yields reliable tenants.
Is Etta, MS a good market for FHA house hackers?
Etta, MS is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $212K price point reasonable to enter.
What are home prices like in Etta, MS?
Median home price in Etta, MS is near $212K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
Are landlord laws favorable in Etta, MS?
Rental owners in Etta, MS deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Is Etta, MS a smart market for rental property?
With a 3.0/5 investability score, Etta, MS ranks as a solid market for rental property investors. Median prices of $212K and rents of $1,053/mo drive the underlying numbers.
You know 38627 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38627 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 38627 ranks in Oxford, MS
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 38627 (Etta)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 38627 (Etta, MS).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.