Real Estate Investing in Indianola, Mississippi (38751)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38751 (Indianola, 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: 13.2% of homes vacant — above national norms.
- Declining values: -1.1% 5-year CAGR — values have moved lower.
- Lower household income: $37,176 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 Indianola, MS (38751)?
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Market Analysis: 38751 Indianola
The 38751 ZIP covers a section of Indianola that demands careful diligence. Prices near $98K 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 38751 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 38751's metrics run below Sunflower County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 38751 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Indianola's stable or hybrid ZIPs before stepping into 38751. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Indianola:
Property Strategy for 38751
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $57,651 | $900 | 11.2% | — | $28,826 |
| 3BR | $98,654 | $1,210 | 8.8% | — | $32,885 |
| 4BR | $119,326 | $1,420 | 8.6% | — | $29,832 |
Market Trends
Home Value History (with trend line)
📊 How Does 38751 Compare?
| Metric | 38751 | Indianola | Indianola, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $98,482 | $98,482 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $810 | $810 | N/A | - |
| Cap Rate | 6.4% | 6.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38751 (Indianola, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $98,482 |
| Monthly Rent | $810 |
| Price-to-Rent | 10.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.9% |
| Cap Rate | 6.4% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | -1.1% ▼ |
| 10-Year CAGR | +2.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.4%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 38751
Population: 10,255
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 38751
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
Investor Insight: With 574 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is vacancy a concern in Indianola, MS?
Occupancy in Indianola, MS runs stable with elevated vacancy. Well-priced units at $810/mo lease on reasonable timelines.
Are tenants stable in Indianola, MS?
The tenant pool in Indianola, MS is solid, supported by local employment and population fundamentals. Rents of $810/mo are well-absorbed by the market.
Does Indianola, MS favor landlords or tenants?
Indianola, MS falls under MS landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What strategy should investors use in Indianola, MS?
In Indianola, MS the resilient play is typically careful cash-flow rentals with hands-on management. The combination of $98K prices and $810/mo rents suits that approach.
What is the average home sale price in Indianola, MS?
Indianola, MS median home values land near $98K. That is reasonable territory for investors looking at $810/mo-per-month rentals.
You know 38751 now. You don’t know where it ranks.
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How 38751 ranks in Indianola, MS
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