Real Estate Investing in Southaven, Mississippi (38671)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38671 (Southaven, MS)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 8.0% vacancy may signal weakening demand.
What’s happening in Southaven, MS (38671)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38671 Southaven
This part of DeSoto County is not an easy win. The 38671 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 38671 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 38671's metrics run below DeSoto County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 38671 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Southaven's stable or hybrid ZIPs before stepping into 38671. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Southaven:
Property Strategy for 38671
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $187,088 | $1,400 | 5.4% | +8.6% | $93,544 |
| 3BR | $226,540 | $1,850 | 5.9% | +7.2% | $75,513 |
| 4BR | $285,772 | $2,150 | 5.4% | +6.0% | $71,443 |
| 5BR | $401,532 | — | — | +5.1% | $80,306 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 38671 Compare?
| Metric | 38671 | Southaven | Memphis, TN-MS-AR | Mississippi |
|---|---|---|---|---|
| Home Value | $236,424 | $286,823 | N/A | $186,446 |
| 5-Year CAGR | 4.8% | 3.9% | N/A | 4.0% |
| Avg Rent | $1,499 | $1,909 | N/A | - |
| Cap Rate | 5.0% | 5.2% | - | - |
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 38671 (Southaven, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $236,424 |
| Monthly Rent | $1,499 |
| Price-to-Rent | 13.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 5.0% |
| 5-Year IRR | 9.7% |
📈 Home Appreciation
| 1-Year | +2.2% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | -5.3% ▼ |
| 3-Year CAGR | -1.3% ▼ |
| 5-Year CAGR | +2.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.0%). 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 38671
Population: 37,070
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 38671
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 2,760 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors consider Southaven, MS?
Yes - Southaven, MS a 3.0/5 investability score. With $236K home prices against $1,499/mo monthly rent, the market delivers a reasonable entry point for new investors.
Do rentals sit vacant long in Southaven, MS?
Southaven, MS vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What monthly rent should investors expect in Southaven, MS?
Southaven, MS rentals go for roughly $1,499/mo a month. That puts gross yield in solid territory relative to $236K acquisition costs.
Is Southaven, MS suited for a house hack?
House hacking in Southaven, MS is reasonable to execute. Prices around $236K and rents of $1,499/mo solid owner-occupant economics.
What is the median home value in Southaven, MS?
Southaven, MS median home values land near $236K. That is reasonable territory for investors looking at $1,499/mo-per-month rentals.
You know 38671 now. You don’t know where it ranks.
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How 38671 ranks in Memphis, TN-MS-AR
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