Real Estate Investing in Greenville, Mississippi (38701)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38701 (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: 18.5% of homes vacant — above national norms.
- Declining values: -8.5% 5-year CAGR — values have moved lower.
- Lower household income: $36,358 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 Greenville, MS (38701)?
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Market Analysis: 38701 Greenville
Homes in the 38701 ZIP trade near $61K, a discount that has historically rewarded investors willing to renovate. Rent comps near $756/mo support the pro forma.
Flippers and value-add operators have treated 38701 as a working ZIP for a reason. Entry prices around $61K and a deep rental base of 45% renters underpin the exit strategy on both the sale and rent sides.
Across Greenville, pockets like 38701 represent the last affordable rungs of a rising ladder. The state-level data shows those rungs thinning.
The a strong candidate for angle on demographics here is renter willingness to pay a premium for renovated product. The 45% rental share provides scale for the strategy.
Strategic fit here is operational. Pro forma discipline, capex reserves, and lender relationships matter more than the marketing pitch.
Here's what matters if you're considering buying a home in Greenville:
Market Trends
Home Value History (with trend line)
📊 How Does 38701 Compare?
| Metric | 38701 | Greenville | Greenville, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $61,300 | $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 | 9.6% | 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 38701 (Greenville, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $61,300 |
| Monthly Rent | $756 |
| Price-to-Rent | 6.8:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 14.8% |
| Cap Rate | 9.6% |
| 5-Year IRR | 1.1% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | -5.2% ▼ |
| 5-Year CAGR | -8.5% ▼ |
| 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 (9.6%) 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 38701
Population: 21,260
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 38701
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
Is real estate in Greenville, MS a good investment right now?
Investors tracking Greenville, MS will find a 4.0/5 rating supported by $61K median home values and $756/mo rents. That profile suits long-term holders targeting even-keeled returns.
Is Greenville, MS better for rentals, flips, or BRRRR?
The best-fit strategy in Greenville, MS is value-add and BRRRR deals. That approach the rent and price profile of the market.
How expensive is real estate in Greenville, MS?
In Greenville, MS the median home value sits at $61K. Against the broader MS market, that reads as reasonable for most investors.
Can investors BRRRR in Greenville, MS?
BRRRR works a strong in Greenville, MS. With $61K ARVs and $756/mo rents, investors who buy right can refinance out most of their capital.
What are rental rates like in Greenville, MS?
Greenville, MS rentals go for roughly $756/mo a month. That puts gross yield in solid territory relative to $61K acquisition costs.
You know 38701 now. You don’t know where it ranks.
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How 38701 ranks in Greenville, MS
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