Real Estate Investing in Benoit, Mississippi (38725)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38725 (Benoit, MS)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 32.9% of homes vacant — above national norms.
- Declining values: -3.7% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 5.1% in the last year.
- Elevated poverty: 26.2% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Benoit, MS (38725)?
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Market Analysis: 38725 Benoit
The 38725 ZIP covers a section of Benoit that demands careful diligence. Prices near $159K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 38725 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Looking more closely, 38725 offers a low basis, the region around Benoit has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 38725 ZIP's population of 1,145 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
looks to 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 Benoit:
Market Trends
Home Value History (with trend line)
📊 How Does 38725 Compare?
| Metric | 38725 | Benoit | Cleveland, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $158,572 | $158,572 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $756 | $756 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38725 (Benoit, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $158,572 |
| Monthly Rent | $756 |
| Price-to-Rent | 17.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -5.1% ▼ |
| 3-Year CAGR | -3.0% ▼ |
| 5-Year CAGR | -3.7% ▼ |
| 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 (3.7%). 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 38725
Population: 1,145
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
Frequently Asked Questions
Is housing expensive in Benoit, MS?
Benoit, MS median home values land near $159K. That is reasonable territory for investors looking at $756/mo-per-month rentals.
What is the typical rental rate in Benoit, MS?
Investors in Benoit, MS typically see rents near $756/mo per month against $159K home values - a solid setup for rental cash flow.
Is it easy to find good tenants in Benoit, MS?
Tenant demand in Benoit, MS is solid. The local workforce $756/mo rents across most rental classes.
What is it like being a landlord in Benoit, MS?
MS ranks as a landlord-friendly state for landlord-tenant law. Benoit generally follows the statewide framework, so landlords face reasonable operating rules.
Can I live-in-and-rent in Benoit, MS?
The house hack math a challenging in Benoit, MS. Owner-occupant buyers benefit from the $756/mo rents and $159K home values.
You know 38725 now. You don’t know where it ranks.
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