Real Estate Investing in Tupelo, Mississippi (38801)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38801 (Tupelo, 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: 13.9% of homes vacant — above national norms.
What’s happening in Tupelo, MS (38801)?
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Market Analysis: 38801 Tupelo
In practical terms, ZIP 38801 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $210K median. It rewards specialists, not generalists.
The 38801 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader MS picture, 38801 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 38801 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Tupelo:
Property Strategy for 38801
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $203,643 | $1,280 | 4.5% | +7.9% | $67,881 |
| 4BR | $316,569 | $1,360 | 3.1% | +7.2% | $79,142 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 38801 Compare?
| Metric | 38801 | Tupelo | Tupelo, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $210,221 | $208,285 | N/A | $186,446 |
| 5-Year CAGR | 6.3% | 6.0% | N/A | 4.0% |
| Avg Rent | $1,321 | $1,264 | N/A | - |
| Cap Rate | 4.9% | 4.7% | - | - |
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 38801 (Tupelo, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $210,221 |
| Monthly Rent | $1,321 |
| Price-to-Rent | 13.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +9.7% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 Rent Trends
| 1-Year | +11.1% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.9%). 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 38801
Population: 29,817
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 38801
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
Frequently Asked Questions
What is the rental occupancy rate in Tupelo, MS?
Expect elevated vacancy in Tupelo, MS. Rents at $1,321/mo are absorbed by the tenant base without meaningful lag.
What is the typical rental rate in Tupelo, MS?
Rent in Tupelo, MS is around $1,321/mo. The resulting rent-to-value relationship with $210K pricing is reasonable for most investor models.
Which real estate strategy fits Tupelo, MS?
For Tupelo, MS, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is MS a landlord-friendly state?
MS law landlord-friendly for landlords, and Tupelo inherits those rules. Investors should still review local ordinances for rental licensing.
Is Tupelo, MS a good market for buy-and-hold investors?
Tupelo, MS rates 3.0/5 for investability. With median values at $210K and rents near $1,321/mo, the market offers reasonable fundamentals for rental investors.
You know 38801 now. You don’t know where it ranks.
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How 38801 ranks in Tupelo, MS
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