Real Estate Investing in Calhoun City, Mississippi (38916)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38916 (Calhoun City, 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: 15.7% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.5% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Calhoun City, MS (38916)?
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Market Analysis: 38916 Calhoun City
ZIP 38916 in Calhoun City, MS carries a impressive set of headwinds. Home values near $119K and rents of $801/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 38916 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader MS picture, 38916 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 38916 includes headwinds that any investor should price in. Income distribution skews lower than Calhoun City averages, and tenant stability requires active management.
Strategically, 38916 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 Calhoun City:
Property Strategy for 38916
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $78,416 | $890 | 8.2% | — | $39,208 |
| 3BR | $110,247 | $1,230 | 8.0% | — | $36,749 |
| 4BR | $192,270 | $1,280 | 4.8% | — | $48,067 |
Market Trends
Home Value History (with trend line)
📊 How Does 38916 Compare?
| Metric | 38916 | Calhoun City | Mississippi |
|---|---|---|---|
| Home Value | $119,255 | $119,255 | $186,446 |
| 5-Year CAGR | 1.5% | 1.5% | 4.0% |
| Avg Rent | $801 | $801 | - |
| Cap Rate | 5.2% | 5.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38916 (Calhoun City, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $119,255 |
| Monthly Rent | $801 |
| Price-to-Rent | 12.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.1% |
| Cap Rate | 5.2% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +1.8% ▲ |
| 3-Year CAGR | -1.6% ▼ |
| 5-Year CAGR | +1.5% ▲ |
| 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 (5.2%). 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 38916
Population: 4,488
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 38916
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 Calhoun City in MS worth investing in?
Calhoun City, MS scores 3.0/5 for investability. Home values sit at $119K and rents near $801/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What do rentals go for in Calhoun City, MS?
Calhoun City, MS rentals go for roughly $801/mo a month. That puts gross yield in solid territory relative to $119K acquisition costs.
How tight is the rental market in Calhoun City, MS?
Vacancy in Calhoun City, MS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $801/mo.
Is Calhoun City, MS a friendly market for rental owners?
Calhoun City, MS operates under MS law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
How strong is the working-renter base in Calhoun City, MS?
Calhoun City, MS offers a stable renter base at the $801/mo rent level. Tenant turnover is reasonable for well-managed properties.
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