Real Estate Investing in Belden, Mississippi (38826)
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Should you buy in 38826 (Belden, 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: 12.5% of homes vacant — above national norms.
What’s happening in Belden, MS (38826)?
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Market Analysis: 38826 Belden
This part of Lee County is not an easy win. The 38826 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 38826 can be a a strong candidate for hunting ground — but the discount at $269K reflects genuine risk that outside investors often underestimate.
Regionally, 38826 sits on the difficult end of the MS spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 38826 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 38826 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Belden:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 38826 Compare?
| Metric | 38826 | Belden | Tupelo, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $268,653 | $268,653 | N/A | $186,446 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 4.0% |
| Avg Rent | $1,566 | $1,566 | N/A | - |
| Cap Rate | 4.6% | 4.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38826 (Belden, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $268,653 |
| Monthly Rent | $1,566 |
| Price-to-Rent | 14.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.6% |
| 5-Year IRR | 10.7% |
📈 Home Appreciation
| 1-Year | +12.5% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 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 (4.6%). 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 38826
Population: 5,711
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 38826
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
What do landlords charge for rent in Belden, MS?
Rent in Belden, MS is around $1,566/mo. The resulting rent-to-value relationship with $269K pricing is reasonable for most investor models.
What price range are homes in Belden, MS?
Median home price in Belden, MS is near $269K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
How does Belden, MS stack up for property investment?
Yes - Belden, MS a 3.0/5 investability score. With $269K home prices against $1,566/mo monthly rent, the market delivers a reasonable entry point for new investors.
Are eviction rules reasonable in Belden, MS?
Belden, MS falls under MS landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Do rentals sit vacant long in Belden, MS?
Rental vacancy in Belden, MS is elevated. Investors should budget normal turnover but not chronic empty units.
You know 38826 now. You don’t know where it ranks.
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