Real Estate Investing in Moorhead, Mississippi (38761)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38761 (Moorhead, 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: 25.2% of homes vacant — above national norms.
- 1-year downturn: Values declined 5.8% in the last year.
- Elevated poverty: 38.3% poverty rate — can affect rent collection.
- Lower household income: $31,940 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 Moorhead, MS (38761)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38761 Moorhead
The 38761 ZIP in Moorhead, MS is a local-operator market. Outside capital chasing a $82K entry has to pair deep knowledge with the discount.
Rent of $756/mo on a $82K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38761 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 38761 among MS's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 38761 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 Moorhead's stable or hybrid ZIPs before stepping into 38761. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Moorhead:
Market Trends
Home Value History (with trend line)
📊 How Does 38761 Compare?
| Metric | 38761 | Moorhead | Indianola, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $81,502 | $81,502 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $756 | $756 | N/A | - |
| Cap Rate | 7.2% | 7.2% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38761 (Moorhead, MS). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 38761 (Moorhead, MS)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $81,502 |
| Monthly Rent | $756 |
| Price-to-Rent | 9.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.1% |
| Cap Rate | 7.2% |
| 5-Year IRR | 1.5% |
📈 Home Appreciation
| 1-Year | -5.8% ▼ |
| 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%) is close to the estimated cap rate (7.2%). 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 38761
Population: 1,918
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 38761
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
What is the rental occupancy rate in Moorhead, MS?
Rental vacancy in Moorhead, MS is elevated. Investors should budget normal turnover but not chronic empty units.
How much do tenants pay in Moorhead, MS?
Investors in Moorhead, MS typically see rents near $756/mo per month against $82K home values - a solid setup for rental cash flow.
What real estate strategy is ideal for Moorhead, MS?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Moorhead, MS. The numbers - $82K homes against $756/mo rents - support that play.
How landlord-friendly is Moorhead, MS?
MS ranks as a landlord-friendly state for landlord-tenant law. Moorhead generally follows the statewide framework, so landlords face reasonable operating rules.
What is the typical home price in Moorhead, MS?
The median home value in Moorhead, MS is roughly $82K. That puts it reasonable relative to the MS statewide average.
You know 38761 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38761 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 38761 ranks in Indianola, MS
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 38761 (Moorhead)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 38761 (Moorhead, MS).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.