Real Estate Investing in Anguilla, Mississippi (38721)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38721 (Anguilla, 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.
- Elevated vacancy: 9.8% vacancy may signal weakening demand.
- Elevated poverty: 25.2% poverty rate — can affect rent collection.
- Lower household income: $34,265 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 Anguilla, MS (38721)?
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Market Analysis: 38721 Anguilla
This part of Sharkey County is not an easy win. The 38721 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 38721 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, 38721 sits on the difficult end of the MS spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 38721 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 38721 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Anguilla:
Market Trends
Home Value History (with trend line)
📊 How Does 38721 Compare?
| Metric | 38721 | Anguilla | Mississippi |
|---|---|---|---|
| Home Value | $125,092 | $125,092 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $819 | $819 | - |
| Cap Rate | 5.1% | 5.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38721 (Anguilla, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $125,092 |
| Monthly Rent | $819 |
| Price-to-Rent | 12.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.9% |
| Cap Rate | 5.1% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | -0.9% ▼ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (5.1%). 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 38721
Population: 1,038
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 38721
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
What is the typical rental rate in Anguilla, MS?
Rent in Anguilla, MS is around $819/mo. The resulting rent-to-value relationship with $125K pricing is reasonable for most investor models.
What investment strategy works best in Anguilla, MS?
A careful cash-flow rentals with hands-on management strategy Anguilla, MS best. The market produces measured results for that approach at the $125K price point.
Is Anguilla, MS a smart market for rental property?
Yes - Anguilla, MS a 2.0/5 investability score. With $125K home prices against $819/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is it like being a landlord in Anguilla, MS?
The landlord environment in Anguilla, MS is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How deep is the rental pool in Anguilla, MS?
Anguilla, MS draws a reliable base of working renters. Demand at the $819/mo rent level is reasonable for standard single-family and small multi rentals.
You know 38721 now. You don’t know where it ranks.
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