Real Estate Investing in Senatobia, Mississippi (38668)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38668 (Senatobia, MS)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Senatobia, MS (38668)?
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Market Analysis: 38668 Senatobia
The 38668 ZIP covers a section of Senatobia that demands careful diligence. Prices near $247K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $247K asset, 38668 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 38668's metrics run below Tate County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Turning to rents, 14,123 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 38668 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 Senatobia:
Property Strategy for 38668
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $136,950 | $1,060 | 5.6% | +2.3% | $68,475 |
| 3BR | $225,033 | $1,300 | 4.2% | +6.1% | $75,011 |
| 4BR | $308,977 | $1,500 | 3.5% | +5.1% | $77,244 |
Market Trends
Home Value History (with trend line)
📊 How Does 38668 Compare?
| Metric | 38668 | Senatobia | Memphis, TN-MS-AR | Mississippi |
|---|---|---|---|---|
| Home Value | $247,400 | $247,400 | N/A | $186,446 |
| 5-Year CAGR | 5.1% | 5.1% | N/A | 4.0% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 38668 (Senatobia, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $247,400 |
| Monthly Rent | $954 |
| Price-to-Rent | 21.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (3.0%). 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 38668
Population: 14,123
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 38668
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 expensive is real estate in Senatobia, MS?
Expect median prices around $247K in Senatobia, MS. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
What do landlords charge for rent in Senatobia, MS?
Average rent in Senatobia, MS is approximately $954/mo per month. Against $247K home values that yields a reasonable rent-to-price ratio.
Is the tenant base reliable in Senatobia, MS?
Working renters make up the core of the Senatobia, MS tenant base. The pool is reasonable for investors targeting long-term holds.
Is rental property easy to operate in Senatobia, MS?
Senatobia, MS falls under MS landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Is Senatobia, MS good for house hacking?
House hacking in Senatobia, MS is reasonable to execute. Prices around $247K and rents of $954/mo solid owner-occupant economics.
You know 38668 now. You don’t know where it ranks.
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How 38668 ranks in Memphis, TN-MS-AR
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