Real Estate Investing in Rienzi, Mississippi (38865)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38865 (Rienzi, 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: 12.7% 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 Rienzi, MS (38865)?
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Market Analysis: 38865 Rienzi
The 38865 ZIP covers a section of Rienzi that demands careful diligence. Prices near $182K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $182K asset, 38865 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 38865's metrics run below Alcorn County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 38865 includes headwinds that any investor should price in. Income distribution skews lower than Rienzi averages, and tenant stability requires active management.
Strategically, 38865 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 Rienzi:
Market Trends
Home Value History (with trend line)
📊 How Does 38865 Compare?
| Metric | 38865 | Rienzi | Corinth, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $181,760 | $181,760 | N/A | $186,446 |
| 5-Year CAGR | 2.9% | 2.9% | N/A | 4.0% |
| Avg Rent | $891 | $891 | 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 38865 (Rienzi, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $181,760 |
| Monthly Rent | $891 |
| Price-to-Rent | 17.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +6.1% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 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 38865
Population: 5,367
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
Investor Insight: With 821 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average monthly rent in Rienzi, MS?
Rent in Rienzi, MS is around $891/mo. The resulting rent-to-value relationship with $182K pricing is reasonable for most investor models.
How tight is the rental market in Rienzi, MS?
Vacancy risk in Rienzi, MS is elevated. That supports even-keeled cash flow for typical rental holds.
What is the smart move for investors in Rienzi, MS?
Most investors in Rienzi, 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 rental property easy to operate in Rienzi, MS?
The landlord environment in Rienzi, MS is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How qualified is the tenant pool in Rienzi, MS?
Expect a solid tenant pool in Rienzi, MS. The rental market absorbs $891/mo rents without meaningful friction.
You know 38865 now. You don’t know where it ranks.
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