Real Estate Investing in Sunflower, Mississippi (38778)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38778 (Sunflower, 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: 13.0% of homes vacant — above national norms.
- 1-year downturn: Values declined 4.4% in the last year.
- Elevated poverty: 32.9% poverty rate — can affect rent collection.
- Lower household income: $37,833 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 Sunflower, MS (38778)?
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Market Analysis: 38778 Sunflower
This part of Sunflower County is not an easy win. The 38778 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 38778 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 38778 among MS's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 38778 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Sunflower's stable or hybrid ZIPs before stepping into 38778. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Sunflower:
Market Trends
Home Value History (with trend line)
📊 How Does 38778 Compare?
| Metric | 38778 | Sunflower | Indianola, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $80,897 | $80,897 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $756 | $756 | N/A | - |
| Cap Rate | 7.3% | 7.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38778 (Sunflower, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $80,897 |
| Monthly Rent | $756 |
| Price-to-Rent | 8.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.2% |
| Cap Rate | 7.3% |
| 5-Year IRR | 2.9% |
📈 Home Appreciation
| 1-Year | -4.4% ▼ |
| 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 (7.3%). 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 38778
Population: 1,450
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
🎓 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
How quickly do rentals get leased in Sunflower, MS?
Vacancy in Sunflower, MS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $756/mo.
What kind of tenants rent in Sunflower, MS?
Tenant demand in Sunflower, MS is solid. The local workforce $756/mo rents across most rental classes.
What do rentals go for in Sunflower, MS?
Rents in Sunflower, MS run near $756/mo. Compared with median home prices of $81K that produces solid gross yields for typical rentals.
How much does a house cost in Sunflower, MS?
The median home value in Sunflower, MS is roughly $81K. That puts it reasonable relative to the MS statewide average.
Is Sunflower, MS a good market for buy-and-hold investors?
Sunflower, MS rates 3.0/5 for investability. With median values at $81K and rents near $756/mo, the market offers reasonable fundamentals for rental investors.
You know 38778 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38778 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 38778 ranks in Indianola, MS
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