Real Estate Investing in Marietta, Mississippi (38856)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38856 (Marietta, 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.
- Flat appreciation: Values have barely moved over 5 years (0.8% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Marietta, MS (38856)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38856 Marietta
Investors eyeing 38856 need to respect the fundamentals at play. Home values of $156K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 38856 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
The gap between 38856 and stronger Marietta ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 38856 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 38856 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 Marietta:
Market Trends
Home Value History (with trend line)
📊 How Does 38856 Compare?
| Metric | 38856 | Marietta | Tupelo, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $156,139 | $156,139 | N/A | $186,446 |
| 5-Year CAGR | 0.8% | 0.8% | N/A | 4.0% |
| Avg Rent | $1,143 | $1,143 | N/A | - |
| Cap Rate | 5.7% | 5.7% | - | - |
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 38856 (Marietta, MS). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 38856 (Marietta, MS)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $156,139 |
| Monthly Rent | $1,143 |
| Price-to-Rent | 11.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.8% |
| Cap Rate | 5.7% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +0.8% ▲ |
| 10-Year CAGR | +1.7% ▲ |
🏠 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 (5.7%). 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 38856
Population: 1,442
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 38856
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
What price range are homes in Marietta, MS?
The median home value in Marietta, MS is roughly $156K. That puts it reasonable relative to the MS statewide average.
How qualified is the tenant pool in Marietta, MS?
The tenant pool in Marietta, MS is solid, supported by local employment and population fundamentals. Rents of $1,143/mo are well-absorbed by the market.
Which real estate strategy fits Marietta, MS?
The best-fit strategy in Marietta, MS is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is Marietta, MS a friendly market for rental owners?
Marietta, MS falls under MS landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Is vacancy a concern in Marietta, MS?
Expect elevated vacancy in Marietta, MS. Rents at $1,143/mo are absorbed by the tenant base without meaningful lag.
You know 38856 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38856 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 38856 ranks in Tupelo, MS
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 38856 (Marietta)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 38856 (Marietta, MS).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.