Real Estate Investing in Pontotoc, Mississippi (38863)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38863 (Pontotoc, 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: 15.3% 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 Pontotoc, MS (38863)?
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Market Analysis: 38863 Pontotoc
Put differently, ZIP 38863 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $214K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 38863 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within MS, ZIP 38863 trails on several market indicators that neighboring Pontotoc County submarkets outperform. The gap is real and robust enough to shape underwriting.
In practical terms, 18,849 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.
appears to 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 Pontotoc:
Market Trends
Home Value History (with trend line)
📊 How Does 38863 Compare?
| Metric | 38863 | Pontotoc | Tupelo, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $214,086 | $214,086 | N/A | $186,446 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 4.0% |
| Avg Rent | $1,053 | $1,053 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38863 (Pontotoc, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $214,086 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 16.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +15.9% ▲ |
| 3-Year CAGR | +7.4% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 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 (3.8%). 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 38863
Population: 18,849
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 38863
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
Frequently Asked Questions
Is housing expensive in Pontotoc, MS?
Pontotoc, MS home values average about $214K. That price point suits investors targeting rentals with $1,053/mo in monthly income.
What is the rental occupancy rate in Pontotoc, MS?
Occupancy in Pontotoc, MS runs steady with elevated vacancy. Well-priced units at $1,053/mo lease on reasonable timelines.
What is it like being a landlord in Pontotoc, MS?
MS law landlord-friendly for landlords, and Pontotoc inherits those rules. Investors should still review local ordinances for rental licensing.
How much is rent in Pontotoc, MS?
Rents in Pontotoc, MS run near $1,053/mo. Compared with median home prices of $214K that produces solid gross yields for typical rentals.
Is Pontotoc, MS good for house hacking?
House hacking in Pontotoc, MS is a challenging. With home values around $214K and rents at $1,053/mo, owner-occupants can offset a meaningful share of PITI.
You know 38863 now. You don’t know where it ranks.
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How 38863 ranks in Tupelo, MS
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