Real Estate Investing in Baldwyn, Mississippi (38824)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38824 (Baldwyn, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 16.0% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Baldwyn, MS (38824)?
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Market Analysis: 38824 Baldwyn
This part of Prentiss County is not an easy win. The 38824 ZIP records 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 38824 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 38824 sits on the difficult end of the MS spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
A durable renter share of 19% in 38824 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 38824 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 Baldwyn:
Market Trends
Home Value History (with trend line)
📊 How Does 38824 Compare?
| Metric | 38824 | Baldwyn | Tupelo, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $160,045 | $160,045 | N/A | $186,446 |
| 5-Year CAGR | 2.7% | 2.7% | N/A | 4.0% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38824 (Baldwyn, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $160,045 |
| Monthly Rent | $891 |
| Price-to-Rent | 15.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.3% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | +10.0% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +2.9% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.3%). 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 38824
Population: 7,900
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 38824
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 821 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How landlord-friendly is Baldwyn, MS?
The landlord environment in Baldwyn, MS is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How qualified is the tenant pool in Baldwyn, MS?
The tenant pool in Baldwyn, MS is solid, supported by local employment and population fundamentals. Rents of $891/mo are well-absorbed by the market.
What is the average home sale price in Baldwyn, MS?
Expect median prices around $160K in Baldwyn, MS. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
What is the rental occupancy rate in Baldwyn, MS?
Occupancy in Baldwyn, MS runs reliable with elevated vacancy. Well-priced units at $891/mo lease on reasonable timelines.
What does house hacking look like in Baldwyn, MS?
The a challenging house-hack environment in Baldwyn, MS reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 38824 now. You don’t know where it ranks.
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How 38824 ranks in Tupelo, MS
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