Real Estate Investing in Mantachie, Mississippi (38855)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38855 (Mantachie, MS)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 10.8% 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 Mantachie, MS (38855)?
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Market Analysis: 38855 Mantachie
This part of Itawamba County is not an easy win. The 38855 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 38855 can be a an appealing option for hunting ground — but the discount at $170K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Mantachie have seen price recovery that 38855 has not matched. Itawamba County data supports the view that the spread is structural rather than temporary.
A durable renter share of 20% in 38855 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Mantachie's stable or hybrid ZIPs before stepping into 38855. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Mantachie:
Market Trends
Home Value History (with trend line)
📊 How Does 38855 Compare?
| Metric | 38855 | Mantachie | Tupelo, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $170,255 | $170,255 | N/A | $186,446 |
| 5-Year CAGR | 4.6% | 4.6% | N/A | 4.0% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38855 (Mantachie, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $170,255 |
| Monthly Rent | $891 |
| Price-to-Rent | 15.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +15.6% ▲ |
| 3-Year CAGR | +7.1% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +3.6% ▲ |
🏠 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 (4.1%). 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 38855
Population: 5,298
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 38855
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
Does Mantachie, MS make sense for an investment property?
With a 3.0/5 investability score, Mantachie, MS ranks as a solid market for rental property investors. Median prices of $170K and rents of $891/mo drive the underlying numbers.
What are rental rates like in Mantachie, MS?
Average rent in Mantachie, MS is approximately $891/mo per month. Against $170K home values that yields a reasonable rent-to-price ratio.
Are landlord laws favorable in Mantachie, MS?
Rental owners in Mantachie, MS deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Does house hacking work in Mantachie, MS?
House hacking in Mantachie, MS is reasonable to execute. Prices around $170K and rents of $891/mo solid owner-occupant economics.
How high is vacancy risk in Mantachie, MS?
Vacancy risk in Mantachie, MS is elevated. That supports predictable cash flow for typical rental holds.
You know 38855 now. You don’t know where it ranks.
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How 38855 ranks in Tupelo, MS
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