Real Estate Investing in Golden, Mississippi (38847)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38847 (Golden, 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.
- Elevated vacancy: 10.4% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Golden, MS (38847)?
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Market Analysis: 38847 Golden
On balance, ZIP 38847 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $167K median. It rewards specialists, not generalists.
Rent of $1,116/mo on a $167K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38847 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Golden have seen price recovery that 38847 has not matched. Itawamba County data supports the view that the spread is structural rather than temporary.
The demographic picture in 38847 includes headwinds that any investor should price in. Income distribution skews lower than Golden averages, and tenant stability requires active management.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Golden:
Market Trends
Home Value History (with trend line)
📊 How Does 38847 Compare?
| Metric | 38847 | Golden | Tupelo, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $166,529 | $166,529 | N/A | $186,446 |
| 5-Year CAGR | 3.0% | 3.0% | N/A | 4.0% |
| Avg Rent | $1,116 | $1,116 | N/A | - |
| Cap Rate | 5.2% | 5.2% | - | - |
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 38847 (Golden, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $166,529 |
| Monthly Rent | $1,116 |
| Price-to-Rent | 12.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.0% |
| Cap Rate | 5.2% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +9.3% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +3.5% ▲ |
🏠 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 (5.2%). 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 38847
Population: 3,528
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 38847
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
Can I house hack in Golden, MS?
Golden, MS offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,116/mo rent level.
What kind of vacancy should I budget for in Golden, MS?
Occupancy in Golden, MS runs predictable with elevated vacancy. Well-priced units at $1,116/mo lease on reasonable timelines.
What is the tenant pool like in Golden, MS?
Expect a solid tenant pool in Golden, MS. The rental market absorbs $1,116/mo rents without meaningful friction.
How much rent can I charge in Golden, MS?
Rents in Golden, MS run near $1,116/mo. Compared with median home prices of $167K that produces solid gross yields for typical rentals.
How do landlord-tenant laws work in Golden, MS?
MS ranks as a landlord-friendly state for landlord-tenant law. Golden generally follows the statewide framework, so landlords face reasonable operating rules.
You know 38847 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38847 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 38847 ranks in Tupelo, MS
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