Real Estate Investing in Vardaman, Mississippi (38878)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38878 (Vardaman, MS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 14.6% of homes vacant — above national norms.
- Declining values: -1.0% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 6.1% in the last year.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Vardaman, MS (38878)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38878 Vardaman
The 38878 ZIP in Vardaman, MS is a local-operator market. Outside capital chasing a $118K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 38878 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Put differently, 38878 offers a low basis, the region around Vardaman has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 38878 ZIP's population of 2,642 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
Strategy in 38878 is an operator game, not a passive one. In practical terms, entry prices of $118K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Vardaman:
Property Strategy for 38878
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $81,279 | $840 | 7.4% | — | $40,639 |
| 3BR | $117,242 | $1,170 | 7.2% | — | $39,081 |
| 4BR | $163,595 | $1,420 | 6.2% | — | $40,899 |
Market Trends
Home Value History (with trend line)
📊 How Does 38878 Compare?
| Metric | 38878 | Vardaman | Mississippi |
|---|---|---|---|
| Home Value | $117,906 | $117,906 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $756 | $756 | - |
| Cap Rate | 5.0% | 5.0% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38878 (Vardaman, MS). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 38878 (Vardaman, MS)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $117,906 |
| Monthly Rent | $756 |
| Price-to-Rent | 13.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.7% |
| Cap Rate | 5.0% |
| 5-Year IRR | 4.0% |
📈 Home Appreciation
| 1-Year | -6.1% ▼ |
| 3-Year CAGR | -6.0% ▼ |
| 5-Year CAGR | -1.0% ▼ |
| 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 (5.0%). 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 38878
Population: 2,642
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 38878
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 it easy to find good tenants in Vardaman, MS?
Working renters make up the core of the Vardaman, MS tenant base. The pool is reasonable for investors targeting long-term holds.
Do rentals sit vacant long in Vardaman, MS?
Vardaman, MS sees elevated vacancy, which is reasonable relative to the broader MS rental market.
What type of investing works in Vardaman, MS?
Vardaman, MS investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($118K prices, $756/mo rents) make it a reasonable choice.
Are landlord laws favorable in Vardaman, MS?
MS law landlord-friendly for landlords, and Vardaman inherits those rules. Investors should still review local ordinances for rental licensing.
Is Vardaman, MS a smart market for rental property?
Investors tracking Vardaman, MS will find a 3.0/5 rating supported by $118K median home values and $756/mo rents. That profile suits long-term holders targeting even-keeled returns.
You know 38878 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38878 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.
AI Market Advisor
Ask questions about investing in 38878 (Vardaman)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 38878 (Vardaman, MS).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.