Real Estate Investing in Greenville, Mississippi (38703)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38703 (Greenville, 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: 16.5% of homes vacant — above national norms.
- Declining values: -6.4% 5-year CAGR — values have moved lower.
- Elevated poverty: 30.7% poverty rate — can affect rent collection.
- Lower household income: $34,186 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 Greenville, MS (38703)?
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Market Analysis: 38703 Greenville
Investors scanning Greenville, MS for forced-equity plays often land on the 38703 ZIP. A an appealing option for entry near $49K pairs with rents of $882/mo to widen the renovation window.
Flippers and value-add operators have treated 38703 as a working ZIP for a reason. Entry prices around $49K and a deep rental base of 48% renters underpin the exit strategy on both the sale and rent sides.
Across Greenville, pockets like 38703 represent the last affordable rungs of a rising ladder. The state-level data shows those rungs thinning.
Demographically, 38703 is a working ZIP — not a luxury market. That profile is exactly what value-add operators need in order to price their renovated product correctly.
Strategic fit here is operational. Pro forma discipline, capex reserves, and lender relationships matter more than the marketing pitch.
Here's what matters if you're considering buying a home in Greenville:
Market Trends
Home Value History (with trend line)
📊 How Does 38703 Compare?
| Metric | 38703 | Greenville | Greenville, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $49,452 | $49,403 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $882 | $798 | N/A | - |
| Cap Rate | 13.9% | 13.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38703 (Greenville, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $49,452 |
| Monthly Rent | $882 |
| Price-to-Rent | 4.7:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 21.4% |
| Cap Rate | 13.9% |
| 5-Year IRR | 7.6% |
📈 Home Appreciation
| 1-Year | +8.8% ▲ |
| 3-Year CAGR | -2.9% ▼ |
| 5-Year CAGR | -6.4% ▼ |
| 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 (13.9%) 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 38703
Population: 11,243
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 38703
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
Is Greenville in MS worth investing in?
Investors tracking Greenville, MS will find a 4.0/5 rating supported by $49K median home values and $882/mo rents. That profile suits long-term holders targeting even-keeled returns.
How much rent can I charge in Greenville, MS?
Rents in Greenville, MS run near $882/mo. Compared with median home prices of $49K that produces solid gross yields for typical rentals.
What strategy should investors use in Greenville, MS?
Investors usually favor value-add and BRRRR deals in Greenville, MS. With home values at $49K and rents near $882/mo, other strategies can work but produce measured rather than outsized returns.
Can I live-in-and-rent in Greenville, MS?
House hacking in Greenville, MS is an attractive. With home values around $49K and rents at $882/mo, owner-occupants can offset a meaningful share of PITI.
What price range are homes in Greenville, MS?
Median home price in Greenville, MS is near $49K, with a 5-year CAGR of 0.0%. Prices have been even-keeled and supportive of buy-and-hold strategies.
You know 38703 now. You don’t know where it ranks.
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How 38703 ranks in Greenville, MS
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