Real Estate Investing in Ruleville, Mississippi (38736)
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Should you buy in 38736 (Ruleville, 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.
- High vacancy: 26.8% of homes vacant — above national norms.
- 1-year downturn: Values declined 9.2% in the last year.
• 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 Ruleville, MS (38736)?
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Market Analysis: 38736 Ruleville
The 38736 ZIP in Ruleville, MS is a local-operator market. Outside capital chasing a $118K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $118K asset, 38736 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within MS, ZIP 38736 trails on several market indicators that neighboring Sunflower County submarkets outperform. The gap is real and resilient enough to shape underwriting.
Employment concentration in 38736 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 38736 is an operator game, not a passive one. Looking more closely, entry prices of $118K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Ruleville:
Market Trends
Home Value History (with trend line)
📊 How Does 38736 Compare?
| Metric | 38736 | Ruleville | Indianola, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $118,432 | $104,690 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $774 | $765 | N/A | - |
| Cap Rate | 5.1% | 5.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38736 (Ruleville, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $118,432 |
| Monthly Rent | $774 |
| Price-to-Rent | 12.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.8% |
| Cap Rate | 5.1% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -9.2% ▼ |
| 3-Year CAGR | N/A |
| 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 38736
Population: 535
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
Investor Insight: With 685 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What do landlords charge for rent in Ruleville, MS?
Average rent in Ruleville, MS is approximately $774/mo per month. Against $118K home values that yields a reasonable rent-to-price ratio.
Are homes affordable in Ruleville, MS?
In Ruleville, MS the median home value sits at $118K. Against the broader MS market, that reads as reasonable for most investors.
How does Ruleville, MS rate as a rental market?
Ruleville, MS records an investability rating of 2.0/5, with median home values near $118K and average rents around $774/mo. That combination puts it in the durable tier for investor interest.
What is the rental occupancy rate in Ruleville, MS?
Vacancy risk in Ruleville, MS is elevated. That supports steady cash flow for typical rental holds.
Does a duplex house hack pencil in Ruleville, MS?
Ruleville, MS is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $118K price point reasonable to enter.
You know 38736 now. You don’t know where it ranks.
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