Real Estate Investing in Ruleville, Mississippi (38771)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38771 (Ruleville, 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: 15.9% of homes vacant — above national norms.
- 1-year downturn: Values declined 10.4% in the last year.
- Elevated poverty: 23.6% poverty rate — can affect rent collection.
- Higher unemployment: 10.2% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Ruleville, MS (38771)?
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Market Analysis: 38771 Ruleville
Investors eyeing 38771 need to respect the fundamentals at play. Home values of $91K come alongside slower price movement and elevated management overhead.
The 38771 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 38771 sits on the difficult end of the MS spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 38771 includes headwinds that any investor should price in. Income distribution skews lower than Ruleville averages, and tenant stability requires active management.
The right play in 38771 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Ruleville:
Property Strategy for 38771
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $101,728 | $1,140 | 8.1% | — | $33,909 |
| 4BR | $124,234 | $1,260 | 7.3% | — | $31,059 |
Market Trends
Home Value History (with trend line)
📊 How Does 38771 Compare?
| Metric | 38771 | Ruleville | Indianola, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $90,947 | $104,690 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $756 | $765 | N/A | - |
| Cap Rate | 6.5% | 5.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38771 (Ruleville, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $90,947 |
| Monthly Rent | $756 |
| Price-to-Rent | 10.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.0% |
| Cap Rate | 6.5% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -10.4% ▼ |
| 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 (6.5%). 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 38771
Population: 2,946
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 38771
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
Are tenants stable in Ruleville, MS?
The tenant pool in Ruleville, MS is solid, supported by local employment and population fundamentals. Rents of $756/mo are well-absorbed by the market.
Is Ruleville, MS a good market for buy-and-hold investors?
Ruleville, MS scores 3.0/5 for investability. Home values sit at $91K and rents near $756/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How viable is house hacking in Ruleville, MS?
Ruleville, MS is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $91K price point reasonable to enter.
Are landlord laws favorable in Ruleville, MS?
Ruleville, MS falls under MS landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How high is vacancy risk in Ruleville, MS?
Vacancy in Ruleville, MS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $756/mo.
You know 38771 now. You don’t know where it ranks.
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How 38771 ranks in Indianola, MS
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