Real Estate Investing in Merigold, Mississippi (38759)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38759 (Merigold, 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: 13.1% of homes vacant — above national norms.
- Declining values: -3.2% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 4.6% 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 Merigold, MS (38759)?
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Market Analysis: 38759 Merigold
In practical terms, ZIP 38759 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $143K median. It rewards specialists, not generalists.
Rent of $792/mo on a $143K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38759 sits below the stated 0.0% once reality is priced in.
Regionally, 38759 sits on the difficult end of the MS spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 38759 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 38759 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Merigold:
Market Trends
Home Value History (with trend line)
📊 How Does 38759 Compare?
| Metric | 38759 | Merigold | Mississippi |
|---|---|---|---|
| Home Value | $142,666 | $142,666 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $792 | $792 | - |
| Cap Rate | 4.3% | 4.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38759 (Merigold, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $142,666 |
| Monthly Rent | $792 |
| Price-to-Rent | 15.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.3% |
| 5-Year IRR | 1.2% |
📈 Home Appreciation
| 1-Year | -4.6% ▼ |
| 3-Year CAGR | -3.6% ▼ |
| 5-Year CAGR | -3.2% ▼ |
| 10-Year CAGR | -0.7% ▼ |
🏠 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 (4.3%). 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 38759
Population: 1,409
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 38759
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
Frequently Asked Questions
What is the typical home price in Merigold, MS?
Merigold, MS home values average about $143K. That price point suits investors targeting rentals with $792/mo in monthly income.
How strong is the working-renter base in Merigold, MS?
Working renters make up the core of the Merigold, MS tenant base. The pool is reasonable for investors targeting long-term holds.
What monthly rent should investors expect in Merigold, MS?
Expect rents around $792/mo per month in Merigold, MS. With home values at $143K, the yield math works out to reasonable levels for rental investors.
What is it like being a landlord in Merigold, MS?
Merigold, MS operates under MS law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
Can I house hack in Merigold, MS?
The a challenging house-hack environment in Merigold, MS reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
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