Real Estate Investing in Pope, Mississippi (38658)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38658 (Pope, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 16.1% 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 Pope, MS (38658)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38658 Pope
Investors eyeing 38658 need to respect the fundamentals at play. Home values of $183K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 38658 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader MS picture, 38658 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 38658 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 38658 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Pope:
Property Strategy for 38658
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $130,864 | $1,110 | 6.1% | — | $65,432 |
| 3BR | $192,167 | $1,440 | 5.4% | +7.3% | $64,056 |
Market Trends
Home Value History (with trend line)
📊 How Does 38658 Compare?
| Metric | 38658 | Pope | Mississippi |
|---|---|---|---|
| Home Value | $182,768 | $182,768 | $186,446 |
| 5-Year CAGR | 2.7% | 2.7% | 4.0% |
| Avg Rent | $999 | $999 | - |
| Cap Rate | 4.3% | 4.3% | - |
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 38658 (Pope, MS). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 38658 (Pope, MS)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $182,768 |
| Monthly Rent | $999 |
| Price-to-Rent | 15.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | +0.0% ▲ |
| 3-Year CAGR | -1.0% ▼ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +4.4% ▲ |
🏠 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 (4.3%). 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 38658
Population: 2,557
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 38658
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.
Frequently Asked Questions
What is the average home sale price in Pope, MS?
Expect median prices around $183K in Pope, MS. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
Where do rents currently stand in Pope, MS?
The typical rental in Pope, MS commands about $999/mo monthly. That rent profile steady cash flow against the $183K purchase basis.
How strong is tenant demand in Pope, MS?
Working renters make up the core of the Pope, MS tenant base. The pool is reasonable for investors targeting long-term holds.
Are landlord laws favorable in Pope, MS?
Pope, MS operates under MS law, which is landlord-friendly overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
Does house hacking make sense in Pope, MS?
House hacking in Pope, MS is reasonable to execute. Prices around $183K and rents of $999/mo solid owner-occupant economics.
You know 38658 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38658 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.
AI Market Advisor
Ask questions about investing in 38658 (Pope)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 38658 (Pope, MS).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.