Real Estate Investing in Shaw, Mississippi (38773)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38773 (Shaw, 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.
- Declining values: -6.5% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 15.2% in the last year.
- Elevated poverty: 24.1% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Shaw, MS (38773)?
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Market Analysis: 38773 Shaw
Not every below-median market is a bargain. Shaw's 38773 ZIP sits at signals that favor experienced operators who can absorb the risk $86K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $86K asset, 38773 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 38773 among MS's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 38773 ZIP's population of 2,290 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
The right play in 38773 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 Shaw:
Market Trends
Home Value History (with trend line)
📊 How Does 38773 Compare?
| Metric | 38773 | Shaw | Indianola, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $85,947 | $85,947 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $783 | $783 | N/A | - |
| Cap Rate | 7.1% | 7.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38773 (Shaw, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $85,947 |
| Monthly Rent | $783 |
| Price-to-Rent | 9.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.9% |
| Cap Rate | 7.1% |
| 5-Year IRR | 0.6% |
📈 Home Appreciation
| 1-Year | -15.2% ▼ |
| 3-Year CAGR | -7.7% ▼ |
| 5-Year CAGR | -6.5% ▼ |
| 10-Year CAGR | -0.2% ▼ |
🏠 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 (7.1%). 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 38773
Population: 2,290
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 38773
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 Shaw, MS a good market for buy-and-hold investors?
Shaw, MS rates 3.0/5 for investability. With median values at $86K and rents near $783/mo, the market offers reasonable fundamentals for rental investors.
How much should I expect to pay for a home in Shaw, MS?
Shaw, MS home values average about $86K. That price point suits investors targeting rentals with $783/mo in monthly income.
What do landlords charge for rent in Shaw, MS?
The typical rental in Shaw, MS commands about $783/mo monthly. That rent profile consistent cash flow against the $86K purchase basis.
Do rentals sit vacant long in Shaw, MS?
Occupancy in Shaw, MS runs steady with elevated vacancy. Well-priced units at $783/mo lease on reasonable timelines.
How should investors approach Shaw, MS?
A careful cash-flow rentals with hands-on management strategy Shaw, MS best. The market produces steady results for that approach at the $86K price point.
You know 38773 now. You don’t know where it ranks.
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How 38773 ranks in Indianola, MS
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