Real Estate Investing in Robinsonville, Mississippi (38664)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38664 (Robinsonville, 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: 33.4% of homes vacant — above national norms.
- Elevated poverty: 24.2% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Robinsonville, MS (38664)?
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Market Analysis: 38664 Robinsonville
ZIP 38664 in Robinsonville, MS carries a resilient set of headwinds. Home values near $205K and rents of $1,125/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 38664 can be a an appealing option for hunting ground — but the discount at $205K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Robinsonville have seen price recovery that 38664 has not matched. Tunica County data supports the view that the spread is structural rather than temporary.
Who lives in 38664 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. robust returns are possible in 38664, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Robinsonville:
Market Trends
Home Value History (with trend line)
📊 How Does 38664 Compare?
| Metric | 38664 | Robinsonville | Memphis, TN-MS-AR | Mississippi |
|---|---|---|---|---|
| Home Value | $204,656 | $204,656 | N/A | $186,446 |
| 5-Year CAGR | 4.6% | 4.6% | N/A | 4.0% |
| Avg Rent | $1,125 | $1,125 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38664 (Robinsonville, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $204,656 |
| Monthly Rent | $1,125 |
| Price-to-Rent | 15.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | N/A |
🏠 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 38664
Population: 3,261
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 38664
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 typical home price in Robinsonville, MS?
Robinsonville, MS home values average about $205K. That price point suits investors targeting rentals with $1,125/mo in monthly income.
How strong is tenant demand in Robinsonville, MS?
Tenant demand in Robinsonville, MS is solid. The local workforce $1,125/mo rents across most rental classes.
Is vacancy a concern in Robinsonville, MS?
Vacancy in Robinsonville, MS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,125/mo.
What approach is best for Robinsonville, MS real estate?
In Robinsonville, MS the robust play is typically careful cash-flow rentals with hands-on management. The combination of $205K prices and $1,125/mo rents suits that approach.
What is the average monthly rent in Robinsonville, MS?
Rental rates in Robinsonville, MS average $1,125/mo. Tenant demand and $205K home values make the yield look reasonable by investor standards.
You know 38664 now. You don’t know where it ranks.
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How 38664 ranks in Memphis, TN-MS-AR
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