Real Estate Investing in Southaven, Mississippi (38672)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38672 (Southaven, 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.
- Elevated vacancy: 8.6% vacancy may signal weakening demand.
What’s happening in Southaven, MS (38672)?
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Market Analysis: 38672 Southaven
The 38672 ZIP covers a section of Southaven that demands careful diligence. Prices near $337K look accessible, but the work to make a deal cash flow is real.
Rent of $2,318/mo on a $337K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38672 sits below the stated 0.0% once reality is priced in.
The gap between 38672 and stronger Southaven ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A solid renter share of 6% in 38672 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. substantial returns are possible in 38672, 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 Southaven:
Property Strategy for 38672
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $305,383 | $2,520 | 5.9% | +5.0% | $101,794 |
| 4BR | $344,572 | $2,940 | 6.1% | +4.4% | $86,143 |
| 5BR | $419,572 | — | — | +4.6% | $83,914 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 38672 Compare?
| Metric | 38672 | Southaven | Memphis, TN-MS-AR | Mississippi |
|---|---|---|---|---|
| Home Value | $337,222 | $286,823 | N/A | $186,446 |
| 5-Year CAGR | 3.0% | 3.9% | N/A | 4.0% |
| Avg Rent | $2,318 | $1,909 | N/A | - |
| Cap Rate | 5.4% | 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 38672 (Southaven, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $337,222 |
| Monthly Rent | $2,318 |
| Price-to-Rent | 12.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.3% |
| Cap Rate | 5.4% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +2.0% ▲ |
| 3-Year CAGR | +0.4% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 Rent Trends
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.4%). 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 38672
Population: 15,899
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 38672
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
Are eviction rules reasonable in Southaven, MS?
Southaven, MS falls under MS landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Which real estate strategy fits Southaven, MS?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Southaven, MS. The numbers - $337K homes against $2,318/mo rents - support that play.
How much does a house cost in Southaven, MS?
Homes in Southaven, MS typically sell near $337K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
Is house hacking profitable in Southaven, MS?
House hacking works a challenging in Southaven, MS. Rents of $2,318/mo against $337K acquisition make the strategy solid for owner-occupants.
How much is rent in Southaven, MS?
Southaven, MS rentals go for roughly $2,318/mo a month. That puts gross yield in solid territory relative to $337K acquisition costs.
You know 38672 now. You don’t know where it ranks.
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How 38672 ranks in Memphis, TN-MS-AR
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