Real Estate Investing in Plantersville, Mississippi (38862)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38862 (Plantersville, 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: 20.3% 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 Plantersville, MS (38862)?
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Market Analysis: 38862 Plantersville
ZIP 38862 in Plantersville, MS carries a healthy set of headwinds. Home values near $173K and rents of $891/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 38862 can be a a strong candidate for hunting ground — but the discount at $173K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Plantersville have seen price recovery that 38862 has not matched. Lee County data supports the view that the spread is structural rather than temporary.
Employment concentration in 38862 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 38862 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Plantersville:
Market Trends
Home Value History (with trend line)
📊 How Does 38862 Compare?
| Metric | 38862 | Plantersville | Tupelo, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $172,948 | $172,948 | N/A | $186,446 |
| 5-Year CAGR | 5.6% | 5.6% | N/A | 4.0% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
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 38862 (Plantersville, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $172,948 |
| Monthly Rent | $891 |
| Price-to-Rent | 16.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +14.1% ▲ |
| 3-Year CAGR | +6.5% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 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 (4.0%). 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 38862
Population: 2,000
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 38862
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 do landlords charge for rent in Plantersville, MS?
Expect rents around $891/mo per month in Plantersville, MS. With home values at $173K, the yield math works out to reasonable levels for rental investors.
What investment strategy works best in Plantersville, MS?
Most investors in Plantersville, MS run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Is Plantersville, MS a smart market for rental property?
The 3.0/5 investability rating in Plantersville, MS reflects its $173K prices and $891/mo rents. Investors generally consider it a solid option within MS.
Are landlord laws favorable in Plantersville, MS?
Plantersville, MS operates under MS law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
Is it easy to find good tenants in Plantersville, MS?
Tenant demand in Plantersville, MS is solid. The local workforce $891/mo rents across most rental classes.
You know 38862 now. You don’t know where it ranks.
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How 38862 ranks in Tupelo, MS
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