Real Estate Investing in Potts Camp, Mississippi (38659)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38659 (Potts Camp, 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: 26.8% 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 Potts Camp, MS (38659)?
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Market Analysis: 38659 Potts Camp
The 38659 ZIP covers a section of Potts Camp that demands careful diligence. Prices near $165K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 38659 can be a a strong candidate for hunting ground — but the discount at $165K reflects genuine risk that outside investors often underestimate.
Within MS, ZIP 38659 trails on several market indicators that neighboring Marshall County submarkets outperform. The gap is real and resilient enough to shape underwriting.
The 38659 ZIP's population of 2,117 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
Strategically, 38659 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Potts Camp:
Market Trends
Home Value History (with trend line)
📊 How Does 38659 Compare?
| Metric | 38659 | Potts Camp | Memphis, TN-MS-AR | Mississippi |
|---|---|---|---|---|
| Home Value | $164,953 | $164,953 | N/A | $186,446 |
| 5-Year CAGR | 2.0% | 2.0% | N/A | 4.0% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 4.4% | 4.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38659 (Potts Camp, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $164,953 |
| Monthly Rent | $927 |
| Price-to-Rent | 14.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +10.2% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 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 (4.4%). 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 38659
Population: 2,117
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 38659
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
How much is rent in Potts Camp, MS?
Potts Camp, MS rentals go for roughly $927/mo a month. That puts gross yield in solid territory relative to $165K acquisition costs.
Does house hacking work in Potts Camp, MS?
House hacking in Potts Camp, MS is reasonable to execute. Prices around $165K and rents of $927/mo solid owner-occupant economics.
Are there empty rentals in Potts Camp, MS?
Vacancy in Potts Camp, MS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $927/mo.
Is housing expensive in Potts Camp, MS?
Potts Camp, MS home values average about $165K. That price point suits investors targeting rentals with $927/mo in monthly income.
Should investors consider Potts Camp, MS?
With a 3.0/5 investability score, Potts Camp, MS ranks as a solid market for rental property investors. Median prices of $165K and rents of $927/mo drive the underlying numbers.
You know 38659 now. You don’t know where it ranks.
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How 38659 ranks in Memphis, TN-MS-AR
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