Real Estate Investing in Randolph, Mississippi (38864)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38864 (Randolph, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 21.0% 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 Randolph, MS (38864)?
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Market Analysis: 38864 Randolph
Investors eyeing 38864 need to respect the fundamentals at play. Home values of $199K come alongside slower price movement and elevated management overhead.
Turning to rents, the numbers look inviting — $199K purchase price, 0.0% nominal cap — the work to hit that pro forma in 38864 is substantial and deserves full respect.
Within MS, ZIP 38864 trails on several market indicators that neighboring Pontotoc County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
The 38864 ZIP's population of 1,859 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
New investors are better served looking at Randolph's stable or hybrid ZIPs before stepping into 38864. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Randolph:
Market Trends
Home Value History (with trend line)
📊 How Does 38864 Compare?
| Metric | 38864 | Randolph | Tupelo, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $199,097 | $199,097 | N/A | $186,446 |
| 5-Year CAGR | 3.4% | 3.4% | N/A | 4.0% |
| Avg Rent | $828 | $828 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38864 (Randolph, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $199,097 |
| Monthly Rent | $828 |
| Price-to-Rent | 20.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +23.4% ▲ |
| 3-Year CAGR | +8.3% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 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 (3.2%). 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 38864
Population: 1,859
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is vacancy a concern in Randolph, MS?
Expect elevated vacancy in Randolph, MS. Rents at $828/mo are absorbed by the tenant base without meaningful lag.
What is the typical rental rate in Randolph, MS?
Investors in Randolph, MS typically see rents near $828/mo per month against $199K home values - a solid setup for rental cash flow.
Is MS a landlord-friendly state?
The landlord environment in Randolph, MS is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Are tenants stable in Randolph, MS?
Working renters make up the core of the Randolph, MS tenant base. The pool is reasonable for investors targeting long-term holds.
Is Randolph, MS a smart market for rental property?
With a 3.0/5 investability score, Randolph, MS ranks as a solid market for rental property investors. Median prices of $199K and rents of $828/mo drive the underlying numbers.
You know 38864 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38864 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 38864 ranks in Tupelo, MS
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