Real Estate Investing in Olive Branch, Mississippi (38654)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38654 (Olive Branch, MS)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in Olive Branch, MS (38654)?
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Market Analysis: 38654 Olive Branch
Investors eyeing 38654 need to respect the fundamentals at play. Home values of $336K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 38654 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 38654 among MS's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 38654 includes headwinds that any investor should price in. Income distribution skews lower than Olive Branch averages, and tenant stability requires active management.
The 38654 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Olive Branch:
Property Strategy for 38654
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $199,193 | $1,690 | 6.1% | +4.8% | $99,597 |
| 3BR | $271,054 | $2,230 | 5.9% | +5.5% | $90,351 |
| 4BR | $380,196 | $2,600 | 4.9% | +4.5% | $95,049 |
| 5BR | $468,463 | — | — | +4.6% | $93,693 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 38654 Compare?
| Metric | 38654 | Olive Branch | Memphis, TN-MS-AR | Mississippi |
|---|---|---|---|---|
| Home Value | $336,391 | $336,391 | N/A | $186,446 |
| 5-Year CAGR | 3.4% | 3.4% | N/A | 4.0% |
| Avg Rent | $1,894 | $1,894 | N/A | - |
| Cap Rate | 4.4% | 4.4% | - | - |
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 38654 (Olive Branch, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $336,391 |
| Monthly Rent | $1,894 |
| Price-to-Rent | 14.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.4% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +1.9% ▲ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 Rent Trends
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +4.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.4%). 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 38654
Population: 57,334
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 38654
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
Is vacancy a concern in Olive Branch, MS?
Vacancy in Olive Branch, MS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,894/mo.
What is the tenant pool like in Olive Branch, MS?
Olive Branch, MS offers a predictable renter base at the $1,894/mo rent level. Tenant turnover is reasonable for well-managed properties.
What is the investability score for Olive Branch, MS?
Olive Branch, MS rates 3.0/5 for investability. With median values at $336K and rents near $1,894/mo, the market offers reasonable fundamentals for rental investors.
What is it like being a landlord in Olive Branch, MS?
Olive Branch, MS operates under MS law, which is landlord-friendly overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
What real estate strategy is ideal for Olive Branch, MS?
A careful cash-flow rentals with hands-on management strategy Olive Branch, MS best. The market produces predictable results for that approach at the $336K price point.
You know 38654 now. You don’t know where it ranks.
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How 38654 ranks in Memphis, TN-MS-AR
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