Real Estate Investing in Sarah, Mississippi (38665)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38665 (Sarah, 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.
- High vacancy: 15.7% 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 Sarah, MS (38665)?
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Market Analysis: 38665 Sarah
The 38665 ZIP covers a section of Sarah that demands careful diligence. Prices near $239K look accessible, but the work to make a deal cash flow is real.
The 38665 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader MS picture, 38665 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 38665 includes headwinds that any investor should price in. Income distribution skews lower than Sarah averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 38665 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Sarah:
Property Strategy for 38665
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $160,832 | $1,160 | 5.2% | — | $80,416 |
| 3BR | $228,986 | $1,460 | 4.6% | +6.0% | $76,329 |
Market Trends
Home Value History (with trend line)
📊 How Does 38665 Compare?
| Metric | 38665 | Sarah | Memphis, TN-MS-AR | Mississippi |
|---|---|---|---|---|
| Home Value | $239,044 | $178,407 | N/A | $186,446 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 4.0% |
| Avg Rent | $1,044 | $1,026 | N/A | - |
| Cap Rate | 3.4% | 5.0% | - | - |
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 38665 (Sarah, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $239,044 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 19.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 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 (3.4%). 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 38665
Population: 3,817
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 38665
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
Investor Insight: With 1,218 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is Sarah, MS for real estate investors?
Sarah, MS scores 3.0/5 for investability. Home values sit at $239K and rents near $1,044/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How qualified is the tenant pool in Sarah, MS?
Expect a solid tenant pool in Sarah, MS. The rental market absorbs $1,044/mo rents without meaningful friction.
What are rental rates like in Sarah, MS?
Rental rates in Sarah, MS average $1,044/mo. Tenant demand and $239K home values make the yield look reasonable by investor standards.
What investment strategy works best in Sarah, MS?
Most investors in Sarah, MS run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Is rental property easy to operate in Sarah, MS?
Landlord-friendliness in Sarah, MS is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 38665 now. You don’t know where it ranks.
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How 38665 ranks in Memphis, TN-MS-AR
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