Real Estate Investing in Nettleton, Mississippi (38858)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38858 (Nettleton, 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.
- High vacancy: 28.0% 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 Nettleton, MS (38858)?
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Market Analysis: 38858 Nettleton
Stepping back, ZIP 38858 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $159K median. It rewards specialists, not generalists.
The 38858 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Nettleton have seen price recovery that 38858 has not matched. Lee County data supports the view that the spread is structural rather than temporary.
Put differently, 6,279 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
leans 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 Nettleton:
Market Trends
Home Value History (with trend line)
📊 How Does 38858 Compare?
| Metric | 38858 | Nettleton | Tupelo, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $159,095 | $159,095 | N/A | $186,446 |
| 5-Year CAGR | 2.5% | 2.5% | N/A | 4.0% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 4.4% | 4.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38858 (Nettleton, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $159,095 |
| Monthly Rent | $891 |
| Price-to-Rent | 14.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +9.7% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +2.8% ▲ |
🏠 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 (4.4%). 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 38858
Population: 6,279
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 38858
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
Is real estate in Nettleton, MS a good investment right now?
Nettleton, MS scores 3.0/5 for investability. Home values sit at $159K and rents near $891/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the typical rental rate in Nettleton, MS?
The typical rental in Nettleton, MS commands about $891/mo monthly. That rent profile consistent cash flow against the $159K purchase basis.
Is vacancy a concern in Nettleton, MS?
Expect elevated vacancy in Nettleton, MS. Rents at $891/mo are absorbed by the tenant base without meaningful lag.
Which investment style suits Nettleton, MS?
A careful cash-flow rentals with hands-on management strategy Nettleton, MS best. The market produces consistent results for that approach at the $159K price point.
What is the median home value in Nettleton, MS?
Expect median prices around $159K in Nettleton, MS. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
You know 38858 now. You don’t know where it ranks.
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How 38858 ranks in Tupelo, MS
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