Real Estate Investing in Lyon, Mississippi (38645)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38645 (Lyon, MS)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 9.5% vacancy may signal weakening demand.
- 1-year downturn: Values declined 15.0% in the last year.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Lyon, MS (38645)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38645 Lyon
The 38645 ZIP stands at an sturdy value-add profile — below-median pricing at $68K, a renter base of 45%, and room for operational improvement.
Value-add is the defining thesis in 38645. Homes trade near $68K, well below the state median, and rehabbed comps tend to clear meaningfully higher — a classic forced-equity setup.
In Coahoma, 38645 is part of the operational map, not the passive one. The spread between median price and renovated comp reflects the work available.
The resident base in 38645 runs younger and more tenure-renter than county averages. 45% of 831 households lease, which is the demand source for post-rehab rent lifts.
The strategy in 38645 is forced equity, not market equity. Put differently, entry prices are accommodating at $68K, the returns sit in the renovation budget, not the holding period.
Here's what matters if you're considering buying a home in Lyon:
Market Trends
Home Value History (with trend line)
📊 How Does 38645 Compare?
| Metric | 38645 | Lyon | Mississippi |
|---|---|---|---|
| Home Value | $68,126 | $68,126 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $756 | $756 | - |
| Cap Rate | 8.7% | 8.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38645 (Lyon, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $68,126 |
| Monthly Rent | $756 |
| Price-to-Rent | 7.5:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 13.3% |
| Cap Rate | 8.7% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -15.0% ▼ |
| 3-Year CAGR | -16.8% ▼ |
| 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 estimated cap rate (8.7%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 38645
Population: 831
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 38645
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
Frequently Asked Questions
Does Lyon, MS make sense for an investment property?
Yes - Lyon, MS a 4.0/5 investability score. With $68K home prices against $756/mo monthly rent, the market delivers a reasonable entry point for new investors.
Does house hacking work in Lyon, MS?
The an attractive house-hack environment in Lyon, MS reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How much rent can I charge in Lyon, MS?
Rental rates in Lyon, MS average $756/mo. Tenant demand and $68K home values make the yield look reasonable by investor standards.
Is Lyon, MS better for rentals, flips, or BRRRR?
The best-fit strategy in Lyon, MS is value-add and BRRRR deals. That approach the rent and price profile of the market.
Do properties in Lyon, MS satisfy the 1% rule?
With $756/mo rents against $68K home prices, Lyon, MS produces a 1.11% ratio. That is reasonable proximity to the 1% threshold.
You know 38645 now. You don’t know where it ranks.
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