Real Estate Investing in Big Creek, Mississippi (38914)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38914 (Big Creek, MS)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 17.7% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.1% CAGR).
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Big Creek, MS (38914)?
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Market Analysis: 38914 Big Creek
ZIP 38914 inside Calhoun County looks affordable on the surface — median value of $139K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 38914 is impressive only for operators who understand what they are buying. A $139K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 38914 among MS's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A significant renter share of 25% in 38914 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
tilts toward 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 Big Creek:
Market Trends
Home Value History (with trend line)
📊 How Does 38914 Compare?
| Metric | 38914 | Big Creek | Mississippi |
|---|---|---|---|
| Home Value | $138,531 | $138,531 | $186,446 |
| 5-Year CAGR | 1.1% | 1.1% | 4.0% |
| Avg Rent | $828 | $828 | - |
| Cap Rate | 4.7% | 4.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38914 (Big Creek, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $138,531 |
| Monthly Rent | $828 |
| Price-to-Rent | 13.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | -1.3% ▼ |
| 5-Year CAGR | +1.1% ▲ |
| 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 (4.7%). 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 38914
Population: 586
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
Frequently Asked Questions
What type of investing works in Big Creek, MS?
For Big Creek, MS, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is Big Creek, MS good for house hacking?
House hacking in Big Creek, MS is reasonable to execute. Prices around $139K and rents of $828/mo solid owner-occupant economics.
Are eviction rules reasonable in Big Creek, MS?
The landlord environment in Big Creek, MS is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How strong is Big Creek, MS for real estate investors?
Yes - Big Creek, MS a 3.0/5 investability score. With $139K home prices against $828/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is it easy to find good tenants in Big Creek, MS?
Working renters make up the core of the Big Creek, MS tenant base. The pool is reasonable for investors targeting long-term holds.
You know 38914 now. You don’t know where it ranks.
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