Real Estate Investing in Tremont, Mississippi (38876)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38876 (Tremont, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 22.6% 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 Tremont, MS (38876)?
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Market Analysis: 38876 Tremont
The 38876 ZIP covers a section of Tremont that demands careful diligence. Prices near $149K look accessible, but the work to make a deal cash flow is real.
Looking more closely, the numbers look inviting — $149K purchase price, 0.0% nominal cap — the work to hit that pro forma in 38876 is substantial and deserves full respect.
Within MS, ZIP 38876 trails on several market indicators that neighboring Itawamba County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
Demographically, 38876 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategically, 38876 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 Tremont:
Market Trends
Home Value History (with trend line)
📊 How Does 38876 Compare?
| Metric | 38876 | Tremont | Tupelo, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $149,413 | $149,413 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $756 | $756 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38876 (Tremont, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $149,413 |
| Monthly Rent | $756 |
| Price-to-Rent | 16.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +15.0% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | N/A |
| 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 (4.0%). 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 38876
Population: 1,168
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 38876
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
Investor Insight: With 784 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the rental occupancy rate in Tremont, MS?
Tremont, MS carries elevated vacancy risk. Expect even-keeled absorption at market rents of $756/mo.
Can I live-in-and-rent in Tremont, MS?
House hacking in Tremont, MS is reasonable to execute. Prices around $149K and rents of $756/mo solid owner-occupant economics.
How strong are rents in Tremont, MS?
Tremont, MS rentals go for roughly $756/mo a month. That puts gross yield in solid territory relative to $149K acquisition costs.
What are home prices like in Tremont, MS?
Expect median prices around $149K in Tremont, MS. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
Is Tremont, MS a good market for buy-and-hold investors?
With a 2.0/5 investability score, Tremont, MS ranks as a solid market for rental property investors. Median prices of $149K and rents of $756/mo drive the underlying numbers.
You know 38876 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38876 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 38876 ranks in Tupelo, MS
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