Real Estate Investing in Saltillo, Mississippi (38866)
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Should you buy in 38866 (Saltillo, 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: 16.9% of homes vacant — above national norms.
What’s happening in Saltillo, MS (38866)?
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Market Analysis: 38866 Saltillo
The 38866 ZIP covers a section of Saltillo that demands careful diligence. Prices near $248K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 38866 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Saltillo have seen price recovery that 38866 has not matched. Lee County data supports the view that the spread is structural rather than temporary.
A resilient renter share of 17% in 38866 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 38866 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 Saltillo:
Property Strategy for 38866
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $243,123 | $1,310 | 3.9% | +7.7% | $81,041 |
| 4BR | $341,341 | $1,370 | 2.9% | +6.4% | $85,335 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 38866 Compare?
| Metric | 38866 | Saltillo | Tupelo, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $248,367 | $248,367 | N/A | $186,446 |
| 5-Year CAGR | 6.0% | 6.0% | N/A | 4.0% |
| Avg Rent | $950 | $950 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38866 (Saltillo, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $248,367 |
| Monthly Rent | $950 |
| Price-to-Rent | 21.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +8.6% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (3.0%). 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 38866
Population: 11,714
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 38866
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.
Frequently Asked Questions
Is real estate in Saltillo, MS a good investment right now?
Yes - Saltillo, MS a 3.0/5 investability score. With $248K home prices against $950/mo monthly rent, the market delivers a reasonable entry point for new investors.
What are vacancy rates like in Saltillo, MS?
Expect elevated vacancy in Saltillo, MS. Rents at $950/mo are absorbed by the tenant base without meaningful lag.
What strategy should investors use in Saltillo, MS?
For Saltillo, MS, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is the typical home price in Saltillo, MS?
Saltillo, MS median home values land near $248K. That is reasonable territory for investors looking at $950/mo-per-month rentals.
How much rent can I charge in Saltillo, MS?
Investors in Saltillo, MS typically see rents near $950/mo per month against $248K home values - a solid setup for rental cash flow.
You know 38866 now. You don’t know where it ranks.
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How 38866 ranks in Tupelo, MS
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