Real Estate Investing in Greenville, Mississippi (38722)
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Should you buy in 38722 (Greenville, MS)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 39.4% of homes vacant — above national norms.
- 1-year downturn: Values declined 17.1% in the last year.
- Elevated poverty: 59.6% poverty rate — can affect rent collection.
- Higher unemployment: 14.1% unemployment — tenant risk signal.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Greenville, MS (38722)?
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Market Analysis: 38722 Greenville
ZIP 38722 inside Greenville, MS leans into a value-add thesis. Home values near $37K sit below the state median, and rents of $756/mo leave room for forced-equity plays.
In 38722, the deal is made on the buy and on the capex. notable entry prices of $37K leave room in the budget for light-to-medium renovation, with rent lift to match.
Regionally, 38722 sits on the affordable end of the Washington County map. Turning to rents, the absolute numbers are modest, the spread between acquisition price and post-rehab value is wider than in turnkey ZIPs.
The a solid fit for angle on demographics here is renter willingness to pay a premium for renovated product. The 45% rental share provides scale for the strategy.
Value-add plays pencil in 38722 when three things line up: a sub-median purchase, a realistic rehab budget, and a post-rehab rent comp that stands up. All three are present in this ZIP.
Here's what matters if you're considering buying a home in Greenville:
Market Trends
Home Value History (with trend line)
📊 How Does 38722 Compare?
| Metric | 38722 | Greenville | Greenville, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $37,456 | $49,403 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $756 | $798 | N/A | - |
| Cap Rate | 15.7% | 13.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38722 (Greenville, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $37,456 |
| Monthly Rent | $756 |
| Price-to-Rent | 4.1:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 24.2% |
| Cap Rate | 15.7% |
| 5-Year IRR | 1.4% |
📈 Home Appreciation
| 1-Year | -17.1% ▼ |
| 3-Year CAGR | -14.3% ▼ |
| 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 estimated cap rate (15.7%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 38722
Population: 193
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How close is Greenville, MS to meeting the 1% rule?
The 1% rule in Greenville, MS is reasonable to achieve. Rent-to-price at the median ($756/mo on $37K) lands around 2.02%.
How does Greenville, MS stack up for property investment?
The 4.0/5 investability rating in Greenville, MS reflects its $37K prices and $756/mo rents. Investors generally consider it a solid option within MS.
What is the typical home price in Greenville, MS?
Median home price in Greenville, MS is near $37K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
How well does BRRRR work in Greenville, MS?
Greenville, MS BRRRR deals are a strong. With proper buy-side discipline, operators can recycle most of their capital post-refinance.
Which investment style suits Greenville, MS?
In Greenville, MS the solid play is typically value-add and BRRRR deals. The combination of $37K prices and $756/mo rents suits that approach.
You know 38722 now. You don’t know where it ranks.
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How 38722 ranks in Greenville, MS
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