Real Estate Investing in New Site, Mississippi (38859)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38859 (New Site, MS)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 36.5% of homes vacant — above national norms.
- Declining values: -0.1% 5-year CAGR — values have moved lower.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in New Site, MS (38859)?
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Market Analysis: 38859 New Site
This part of Prentiss County is not an easy win. The 38859 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $972/mo on a $138K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38859 sits below the stated 0.0% once reality is priced in.
ZIP 38859's metrics run below Prentiss County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 38859 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 38859 is an operator game, not a passive one. From a cash-flow lens, entry prices of $138K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in New Site:
Market Trends
Home Value History (with trend line)
📊 How Does 38859 Compare?
| Metric | 38859 | New Site | Tupelo, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $138,333 | $138,333 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $972 | $972 | N/A | - |
| Cap Rate | 5.5% | 5.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38859 (New Site, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $138,333 |
| Monthly Rent | $972 |
| Price-to-Rent | 11.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.4% |
| Cap Rate | 5.5% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +0.3% ▲ |
| 3-Year CAGR | +0.4% ▲ |
| 5-Year CAGR | -0.1% ▼ |
| 10-Year CAGR | N/A |
🏠 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 (5.5%). 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 38859
Population: 623
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 38859
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 821 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are rents high in New Site, MS?
Investors in New Site, MS typically see rents near $972/mo per month against $138K home values - a solid setup for rental cash flow.
What is the tenant pool like in New Site, MS?
Tenant quality in New Site, MS ranks as solid. Landlords generally report measured occupancy at market rents of $972/mo.
How much does a house cost in New Site, MS?
New Site, MS home values average about $138K. That price point suits investors targeting rentals with $972/mo in monthly income.
How strict are landlord regulations in New Site, MS?
MS ranks as a landlord-friendly state for landlord-tenant law. New Site generally follows the statewide framework, so landlords face reasonable operating rules.
What does house hacking look like in New Site, MS?
New Site, MS offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $972/mo rent level.
You know 38859 now. You don’t know where it ranks.
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How 38859 ranks in Tupelo, MS
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