Real Estate Investing in Rosedale, Mississippi (38769)
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Should you buy in 38769 (Rosedale, 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.
- Declining values: -8.2% 5-year CAGR — values have moved lower.
- Elevated vacancy: 11.9% vacancy may signal weakening demand.
- 1-year downturn: Values declined 20.7% in the last year.
- Elevated poverty: 48.9% 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 Rosedale, MS (38769)?
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Market Analysis: 38769 Rosedale
Within Bolivar County, the 38769 ZIP reflects a lower entry point around $73K. From an investor standpoint, operators who can improve stock here typically see outsized uplift.
In 38769, the deal is made on the buy and on the capex. durable entry prices of $73K leave room in the budget for light-to-medium renovation, with rent lift to match.
Relative to MS, 38769 reads as a working-capital ZIP — prices below average, renter share elevated at 48%, and room for operator-led upside.
The a solid fit for angle on demographics here is renter willingness to pay a premium for renovated product. The 48% rental share provides scale for the strategy.
Experienced operators with contractor networks find 38769 a strong candidate for. First-time flippers often underestimate scope, budget, and timeline, which is how deals here turn sour.
Here's what matters if you're considering buying a home in Rosedale:
Market Trends
Home Value History (with trend line)
📊 How Does 38769 Compare?
| Metric | 38769 | Rosedale | Cleveland, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $72,517 | $72,517 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $756 | $756 | N/A | - |
| Cap Rate | 8.1% | 8.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38769 (Rosedale, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $72,517 |
| Monthly Rent | $756 |
| Price-to-Rent | 8.0:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 12.5% |
| Cap Rate | 8.1% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -20.7% ▼ |
| 3-Year CAGR | -9.3% ▼ |
| 5-Year CAGR | -8.2% ▼ |
| 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 (8.1%) 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 38769
Population: 2,088
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 38769
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 approach is best for Rosedale, MS real estate?
Rosedale, MS investors pursuing value-add and BRRRR deals. The underlying economics ($73K prices, $756/mo rents) make it a reasonable choice.
How does Rosedale, MS stack up for property investment?
The 4.0/5 investability rating in Rosedale, MS reflects its $73K prices and $756/mo rents. Investors generally consider it a solid option within MS.
What is the median home value in Rosedale, MS?
Rosedale, MS home values average about $73K. That price point suits investors targeting rentals with $756/mo in monthly income.
Is Rosedale, MS suited for a house hack?
House hacking works an attractive in Rosedale, MS. Rents of $756/mo against $73K acquisition make the strategy solid for owner-occupants.
Do properties in Rosedale, MS satisfy the 1% rule?
With $756/mo rents against $73K home prices, Rosedale, MS produces a 1.04% ratio. That is reasonable proximity to the 1% threshold.
You know 38769 now. You don’t know where it ranks.
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