Real Estate Investing in Tupelo, Mississippi (38804)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38804 (Tupelo, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 13.6% of homes vacant — above national norms.
What’s happening in Tupelo, MS (38804)?
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Market Analysis: 38804 Tupelo
ZIP 38804 in Tupelo, MS carries a solid set of headwinds. Home values near $206K and rents of $1,208/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 38804 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 38804 sits on the difficult end of the MS spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 38804 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 38804 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Tupelo:
Property Strategy for 38804
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $135,181 | $990 | 5.3% | +6.9% | $67,590 |
| 3BR | $203,625 | $1,250 | 4.4% | +7.3% | $67,875 |
| 4BR | $332,540 | $1,360 | 2.9% | +7.2% | $83,135 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 38804 Compare?
| Metric | 38804 | Tupelo | Tupelo, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $206,348 | $208,285 | N/A | $186,446 |
| 5-Year CAGR | 5.7% | 6.0% | N/A | 4.0% |
| Avg Rent | $1,208 | $1,264 | N/A | - |
| Cap Rate | 4.6% | 4.7% | - | - |
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 38804 (Tupelo, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $206,348 |
| Monthly Rent | $1,208 |
| Price-to-Rent | 14.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.6% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +11.4% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 Rent Trends
| 1-Year | +8.1% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 38804
Population: 16,920
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 38804
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 784 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is housing expensive in Tupelo, MS?
Typical homes in Tupelo, MS go for around $206K. The 5-year CAGR of 0.0% even-keeled price movement.
Does house hacking make sense in Tupelo, MS?
The a challenging house-hack environment in Tupelo, MS reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the average monthly rent in Tupelo, MS?
Investors in Tupelo, MS typically see rents near $1,208/mo per month against $206K home values - a solid setup for rental cash flow.
What is the best play in Tupelo, MS?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Tupelo, MS. The numbers - $206K homes against $1,208/mo rents - support that play.
How qualified is the tenant pool in Tupelo, MS?
Working renters make up the core of the Tupelo, MS tenant base. The pool is reasonable for investors targeting long-term holds.
You know 38804 now. You don’t know where it ranks.
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How 38804 ranks in Tupelo, MS
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