Real Estate Investing in Paden, Mississippi (38873)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38873 (Paden, 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: 20.7% 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 Paden, MS (38873)?
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Market Analysis: 38873 Paden
Not every below-median market is a bargain. Paden's 38873 ZIP clocks in at signals that favor experienced operators who can absorb the risk $171K pricing implies.
The 38873 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 38873 and stronger Paden ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 38873 includes headwinds that any investor should price in. Income distribution skews lower than Paden averages, and tenant stability requires active management.
Strategy in 38873 is an operator game, not a passive one. Looking more closely, entry prices of $171K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Paden:
Market Trends
Home Value History (with trend line)
📊 How Does 38873 Compare?
| Metric | 38873 | Paden | Tupelo, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $170,809 | $170,809 | N/A | $186,446 |
| 5-Year CAGR | 2.5% | 2.5% | N/A | 4.0% |
| Avg Rent | $756 | $756 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38873 (Paden, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $170,809 |
| Monthly Rent | $756 |
| Price-to-Rent | 18.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 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 (3.5%). 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 38873
Population: 2,433
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 38873
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 Paden in MS worth investing in?
Investors tracking Paden, MS will find a 3.0/5 rating supported by $171K median home values and $756/mo rents. That profile suits long-term holders targeting predictable returns.
Are homes affordable in Paden, MS?
Paden, MS median home values land near $171K. That is reasonable territory for investors looking at $756/mo-per-month rentals.
How strong are rents in Paden, MS?
The typical rental in Paden, MS commands about $756/mo monthly. That rent profile steady cash flow against the $171K purchase basis.
Is Paden, MS better for rentals, flips, or BRRRR?
Paden, MS investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($171K prices, $756/mo rents) make it a reasonable choice.
Are there empty rentals in Paden, MS?
Paden, MS sees elevated vacancy, which is reasonable relative to the broader MS rental market.
You know 38873 now. You don’t know where it ranks.
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How 38873 ranks in Tupelo, MS
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