Real Estate Investing in Nesbit, Mississippi (38651)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38651 (Nesbit, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Nesbit, MS (38651)?
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Market Analysis: 38651 Nesbit
The 38651 ZIP in Nesbit, MS is a local-operator market. Outside capital chasing a $362K entry has to pair deep knowledge with the discount.
Rent of $1,269/mo on a $362K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38651 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 38651 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 38651 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 38651 is an operator game, not a passive one. On the rental side, entry prices of $362K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Nesbit:
Property Strategy for 38651
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $309,309 | $1,860 | 4.3% | +4.9% | $103,103 |
| 4BR | $389,249 | $2,170 | 4.0% | +4.4% | $97,312 |
Market Trends
Home Value History (with trend line)
📊 How Does 38651 Compare?
| Metric | 38651 | Nesbit | Memphis, TN-MS-AR | Mississippi |
|---|---|---|---|---|
| Home Value | $361,940 | $361,940 | N/A | $186,446 |
| 5-Year CAGR | 3.6% | 3.6% | N/A | 4.0% |
| Avg Rent | $1,269 | $1,269 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38651 (Nesbit, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $361,940 |
| Monthly Rent | $1,269 |
| Price-to-Rent | 23.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 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 (2.7%). 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 38651
Population: 8,491
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
How much should I expect to pay for a home in Nesbit, MS?
Typical homes in Nesbit, MS go for around $362K. The 5-year CAGR of 0.0% measured price movement.
What does house hacking look like in Nesbit, MS?
For house hackers, Nesbit, MS is a challenging. The $1,269/mo rent on a unit helps defray the mortgage on a $362K property.
How strong is Nesbit, MS for real estate investors?
Nesbit, MS scores 3.0/5 for investability. Home values sit at $362K and rents near $1,269/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Do landlords face vacancy issues in Nesbit, MS?
Expect elevated vacancy in Nesbit, MS. Rents at $1,269/mo are absorbed by the tenant base without meaningful lag.
How do landlord-tenant laws work in Nesbit, MS?
MS law landlord-friendly for landlords, and Nesbit inherits those rules. Investors should still review local ordinances for rental licensing.
You know 38651 now. You don’t know where it ranks.
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How 38651 ranks in Memphis, TN-MS-AR
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