Real Estate Investing in Inverness, Mississippi (38753)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38753 (Inverness, 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.
- Elevated vacancy: 11.5% vacancy may signal weakening demand.
- 1-year downturn: Values declined 5.1% in the last year.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Inverness, MS (38753)?
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Market Analysis: 38753 Inverness
This part of Sunflower County is not an easy win. The 38753 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 38753 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 38753 among MS's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 38753 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at Inverness's stable or hybrid ZIPs before stepping into 38753. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Inverness:
Market Trends
Home Value History (with trend line)
📊 How Does 38753 Compare?
| Metric | 38753 | Inverness | Indianola, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $118,391 | $118,391 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $765 | $765 | N/A | - |
| Cap Rate | 5.0% | 5.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38753 (Inverness, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $118,391 |
| Monthly Rent | $765 |
| Price-to-Rent | 12.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.8% |
| Cap Rate | 5.0% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -5.1% ▼ |
| 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 (5.0%). 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 38753
Population: 1,238
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 574 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Inverness, MS stack up for property investment?
The 2.0/5 investability rating in Inverness, MS reflects its $118K prices and $765/mo rents. Investors generally consider it a solid option within MS.
Is it easy to find good tenants in Inverness, MS?
Tenant quality in Inverness, MS ranks as solid. Landlords generally report stable occupancy at market rents of $765/mo.
How much is rent in Inverness, MS?
Rental rates in Inverness, MS average $765/mo. Tenant demand and $118K home values make the yield look reasonable by investor standards.
Can I house hack in Inverness, MS?
House hacking in Inverness, MS is a challenging. With home values around $118K and rents at $765/mo, owner-occupants can offset a meaningful share of PITI.
What is the typical vacancy rate in Inverness, MS?
Expect elevated vacancy in Inverness, MS. Rents at $765/mo are absorbed by the tenant base without meaningful lag.
You know 38753 now. You don’t know where it ranks.
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How 38753 ranks in Indianola, MS
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