Real Estate Investing in Sardis, Mississippi (38666)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38666 (Sardis, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 16.5% of homes vacant — above national norms.
- Lower household income: $38,900 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Sardis, MS (38666)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38666 Sardis
ZIP 38666 inside Panola County looks affordable on the surface — median value of $158K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 38666 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader MS picture, 38666 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 38666 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 38666 is an operator game, not a passive one. On balance, entry prices of $158K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Sardis:
Property Strategy for 38666
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $116,931 | $870 | 5.4% | — | $58,465 |
| 3BR | $154,079 | $1,130 | 5.3% | +5.4% | $51,360 |
| 4BR | $238,815 | $1,460 | 4.4% | — | $59,704 |
Market Trends
Home Value History (with trend line)
📊 How Does 38666 Compare?
| Metric | 38666 | Sardis | Mississippi |
|---|---|---|---|
| Home Value | $157,952 | $157,952 | $186,446 |
| 5-Year CAGR | 2.4% | 2.4% | 4.0% |
| Avg Rent | $783 | $783 | - |
| Cap Rate | 3.9% | 3.9% | - |
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 38666 (Sardis, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $157,952 |
| Monthly Rent | $783 |
| Price-to-Rent | 16.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | 0.0% ▼ |
| 3-Year CAGR | -2.9% ▼ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 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 (3.9%). 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 38666
Population: 6,258
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 38666
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
What do rentals go for in Sardis, MS?
Rents in Sardis, MS run near $783/mo. Compared with median home prices of $158K that produces solid gross yields for typical rentals.
What is the typical renter like in Sardis, MS?
The renter base in Sardis, MS is reasonable for the $783/mo price point. Screening well and pricing to market typically yields stable tenants.
Where do home prices stand in Sardis, MS?
Expect median prices around $158K in Sardis, MS. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
How high is vacancy risk in Sardis, MS?
Vacancy in Sardis, MS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $783/mo.
Does Sardis, MS favor landlords or tenants?
For rental operators, Sardis, MS rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
You know 38666 now. You don’t know where it ranks.
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