Real Estate Investing in Oxford, Mississippi (38655)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38655 (Oxford, 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: 33.9% of homes vacant — above national norms.
What’s happening in Oxford, MS (38655)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38655 Oxford
ZIP 38655 in Oxford, MS carries a durable set of headwinds. Home values near $420K and rents of $2,036/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $420K asset, 38655 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader MS picture, 38655 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
On the rental side, 45,377 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.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Oxford:
Property Strategy for 38655
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $250,539 | $1,070 | 3.1% | +13.5% | $250,539 |
| 2BR | $306,663 | $1,260 | 3.0% | +12.8% | $153,331 |
| 3BR | $406,379 | $1,560 | 2.8% | +10.3% | $135,460 |
| 4BR | $580,180 | $1,670 | 2.1% | +9.1% | $145,045 |
| 5BR | $833,824 | — | — | +10.1% | $166,765 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 38655 Compare?
| Metric | 38655 | Oxford | Oxford, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $420,207 | $210,103 | N/A | $186,446 |
| 5-Year CAGR | 8.7% | 8.7% | N/A | 4.0% |
| Avg Rent | $2,036 | $2,036 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
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 38655 (Oxford, MS). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 38655 (Oxford, MS)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $420,207 |
| Monthly Rent | $2,036 |
| Price-to-Rent | 17.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 12.5% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +7.7% ▲ |
| 5-Year CAGR | +8.7% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 Rent Trends
| 1-Year | -15.9% ▼ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). 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 38655
Population: 45,377
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 38655
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
Frequently Asked Questions
What kind of market is Oxford, MS for investors?
Investors tracking Oxford, MS will find a 3.0/5 rating supported by $420K median home values and $2,036/mo rents. That profile suits long-term holders targeting steady returns.
What price range are homes in Oxford, MS?
The median home value in Oxford, MS is roughly $420K. That puts it reasonable relative to the MS statewide average.
How much is rent in Oxford, MS?
Oxford, MS rentals go for roughly $2,036/mo a month. That puts gross yield in solid territory relative to $420K acquisition costs.
How tight is the rental market in Oxford, MS?
Oxford, MS carries elevated vacancy risk. Expect even-keeled absorption at market rents of $2,036/mo.
How qualified is the tenant pool in Oxford, MS?
Expect a solid tenant pool in Oxford, MS. The rental market absorbs $2,036/mo rents without meaningful friction.
You know 38655 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38655 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 38655 ranks in Oxford, MS
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 38655 (Oxford)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 38655 (Oxford, MS).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.