Real Estate Investing in Tunica, Mississippi (38676)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38676 (Tunica, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 15.9% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.7% CAGR).
- Higher unemployment: 10.7% unemployment — tenant risk signal.
- Lower household income: $37,880 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 Tunica, MS (38676)?
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Market Analysis: 38676 Tunica
This part of Tunica County is not an easy win. The 38676 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 38676 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 38676 sits on the difficult end of the MS spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 38676 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Tunica's stable or hybrid ZIPs before stepping into 38676. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Tunica:
Property Strategy for 38676
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $139,667 | $1,340 | 6.9% | — | $46,556 |
| 4BR | $196,391 | $1,480 | 5.4% | — | $49,098 |
Market Trends
Home Value History (with trend line)
📊 How Does 38676 Compare?
| Metric | 38676 | Tunica | Memphis, TN-MS-AR | Mississippi |
|---|---|---|---|---|
| Home Value | $145,228 | $145,228 | N/A | $186,446 |
| 5-Year CAGR | 0.7% | 0.7% | N/A | 4.0% |
| Avg Rent | $1,008 | $1,008 | N/A | - |
| Cap Rate | 5.4% | 5.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38676 (Tunica, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $145,228 |
| Monthly Rent | $1,008 |
| Price-to-Rent | 12.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.3% |
| Cap Rate | 5.4% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +6.4% ▲ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +0.7% ▲ |
| 10-Year CAGR | +1.6% ▲ |
🏠 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 (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 38676
Population: 5,318
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 38676
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.
Frequently Asked Questions
How expensive is real estate in Tunica, MS?
Homes in Tunica, MS typically sell near $145K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
Is rental property easy to operate in Tunica, MS?
MS law landlord-friendly for landlords, and Tunica inherits those rules. Investors should still review local ordinances for rental licensing.
What is the renter demographic in Tunica, MS?
The renter base in Tunica, MS is reasonable for the $1,008/mo price point. Screening well and pricing to market typically yields consistent tenants.
Can owner-occupants cash flow in Tunica, MS?
House hacking in Tunica, MS is a challenging. With home values around $145K and rents at $1,008/mo, owner-occupants can offset a meaningful share of PITI.
What kind of vacancy should I budget for in Tunica, MS?
Expect elevated vacancy in Tunica, MS. Rents at $1,008/mo are absorbed by the tenant base without meaningful lag.
You know 38676 now. You don’t know where it ranks.
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How 38676 ranks in Memphis, TN-MS-AR
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