Real Estate Investing in Guntown, Mississippi (38849)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38849 (Guntown, 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: 12.9% 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 Guntown, MS (38849)?
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Market Analysis: 38849 Guntown
Investors eyeing 38849 need to respect the fundamentals at play. Home values of $215K come alongside slower price movement and elevated management overhead.
For an experienced owner, 38849 can be a a strong candidate for hunting ground — but the discount at $215K reflects genuine risk that outside investors often underestimate.
The gap between 38849 and stronger Guntown ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 38849 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 38849 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 Guntown:
Market Trends
Home Value History (with trend line)
📊 How Does 38849 Compare?
| Metric | 38849 | Guntown | Tupelo, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $214,787 | $214,787 | N/A | $186,446 |
| 5-Year CAGR | 5.8% | 5.8% | N/A | 4.0% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38849 (Guntown, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $214,787 |
| Monthly Rent | $891 |
| Price-to-Rent | 20.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +10.4% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 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 (3.2%). 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 38849
Population: 5,874
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 38849
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.
Frequently Asked Questions
What is the average monthly rent in Guntown, MS?
Expect rents around $891/mo per month in Guntown, MS. With home values at $215K, the yield math works out to reasonable levels for rental investors.
How do experienced investors play Guntown, MS?
The best-fit strategy in Guntown, MS is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What kind of vacancy should I budget for in Guntown, MS?
Occupancy in Guntown, MS runs reliable with elevated vacancy. Well-priced units at $891/mo lease on reasonable timelines.
Is Guntown, MS suited for a house hack?
The a challenging house-hack environment in Guntown, MS reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the investability score for Guntown, MS?
Yes - Guntown, MS a 3.0/5 investability score. With $215K home prices against $891/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 38849 now. You don’t know where it ranks.
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How 38849 ranks in Tupelo, MS
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