Real Estate Investing in Carrollton, Mississippi (38917)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38917 (Carrollton, 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: 22.9% of homes vacant — above national norms.
- 1-year downturn: Values declined 7.0% 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 Carrollton, MS (38917)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38917 Carrollton
The 38917 ZIP covers a section of Carrollton that demands careful diligence. Prices near $178K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 38917 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 38917 sits on the difficult end of the MS spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
From a cash-flow lens, 3,056 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Distressed ZIPs reward experience. resilient returns are possible in 38917, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Carrollton:
Property Strategy for 38917
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $139,427 | $840 | 4.3% | — | $69,714 |
| 3BR | $172,154 | $1,060 | 4.4% | — | $57,385 |
| 4BR | $279,901 | $1,120 | 2.9% | — | $69,975 |
Market Trends
Home Value History (with trend line)
📊 How Does 38917 Compare?
| Metric | 38917 | Carrollton | Mississippi |
|---|---|---|---|
| Home Value | $178,338 | $178,338 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $756 | $756 | - |
| Cap Rate | 3.3% | 3.3% | - |
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 38917 (Carrollton, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $178,338 |
| Monthly Rent | $756 |
| Price-to-Rent | 19.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -7.0% ▼ |
| 3-Year CAGR | N/A |
| 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 (3.3%). 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 38917
Population: 3,056
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 38917
Nearby Schools (2 more)
Schools in adjacent ZIP codes that may serve this area
J Z GEORGE HIGH SCHOOL
MARSHALL ELEMENTARY SCHOOL
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 Carrollton, MS better for rentals, flips, or BRRRR?
Carrollton, MS investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($178K prices, $756/mo rents) make it a reasonable choice.
Are tenants stable in Carrollton, MS?
Carrollton, MS draws a stable base of working renters. Demand at the $756/mo rent level is reasonable for standard single-family and small multi rentals.
How much is rent in Carrollton, MS?
Carrollton, MS rentals go for roughly $756/mo a month. That puts gross yield in solid territory relative to $178K acquisition costs.
Is Carrollton, MS good for landlords?
Carrollton, MS falls under MS landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Can I house hack in Carrollton, MS?
Carrollton, MS is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $178K price point reasonable to enter.
You know 38917 now. You don’t know where it ranks.
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