Real Estate Investing in Ecru, Mississippi (38841)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38841 (Ecru, MS)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Ecru, MS (38841)?
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Market Analysis: 38841 Ecru
On the rental side, ZIP 38841 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $217K median. It rewards specialists, not generalists.
For an experienced owner, 38841 can be a a solid fit for hunting ground — but the discount at $217K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Ecru have seen price recovery that 38841 has not matched. Pontotoc County data supports the view that the spread is structural rather than temporary.
Employment concentration in 38841 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 38841 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Ecru:
Market Trends
Home Value History (with trend line)
📊 How Does 38841 Compare?
| Metric | 38841 | Ecru | Tupelo, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $216,988 | $216,988 | N/A | $186,446 |
| 5-Year CAGR | 5.6% | 5.6% | N/A | 4.0% |
| Avg Rent | $810 | $810 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38841 (Ecru, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $216,988 |
| Monthly Rent | $810 |
| Price-to-Rent | 22.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +18.7% ▲ |
| 3-Year CAGR | +7.9% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +3.9% ▲ |
🏠 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 (2.9%). 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 38841
Population: 4,057
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 38841
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
How does Ecru, MS rate as a rental market?
Ecru, MS scores 3.0/5 for investability. Home values sit at $217K and rents near $810/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Are renters plentiful in Ecru, MS?
Working renters make up the core of the Ecru, MS tenant base. The pool is reasonable for investors targeting long-term holds.
How do experienced investors play Ecru, MS?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Ecru, MS. The numbers - $217K homes against $810/mo rents - support that play.
Does a duplex house hack pencil in Ecru, MS?
For house hackers, Ecru, MS is a challenging. The $810/mo rent on a unit helps defray the mortgage on a $217K property.
Should investors worry about vacancy in Ecru, MS?
Vacancy in Ecru, MS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $810/mo.
You know 38841 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38841 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 38841 ranks in Tupelo, MS
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