Real Estate Investing in Coffeeville, Mississippi (38922)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38922 (Coffeeville, 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: 31.9% of homes vacant — above national norms.
- Declining values: -2.0% 5-year CAGR — values have moved lower.
- Elevated poverty: 21.6% poverty rate — can affect rent collection.
- Lower household income: $31,890 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Coffeeville, MS (38922)?
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Market Analysis: 38922 Coffeeville
ZIP 38922 inside Yalobusha County looks affordable on the surface — median value of $122K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $122K asset, 38922 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 38922 sits on the difficult end of the MS spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Turning to rents, 3,126 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.
The 38922 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Coffeeville:
Property Strategy for 38922
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $97,175 | $870 | 6.4% | — | $48,587 |
| 3BR | $126,369 | $1,120 | 6.4% | +3.1% | $42,123 |
Market Trends
Home Value History (with trend line)
📊 How Does 38922 Compare?
| Metric | 38922 | Coffeeville | Grenada, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $121,735 | $121,735 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $783 | $783 | N/A | - |
| Cap Rate | 5.0% | 5.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38922 (Coffeeville, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $121,735 |
| Monthly Rent | $783 |
| Price-to-Rent | 13.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.7% |
| Cap Rate | 5.0% |
| 5-Year IRR | 3.0% |
📈 Home Appreciation
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | -2.0% ▼ |
| 10-Year CAGR | +1.6% ▲ |
🏠 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 38922
Population: 3,126
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 38922
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
Do rentals sit vacant long in Coffeeville, MS?
Occupancy in Coffeeville, MS runs steady with elevated vacancy. Well-priced units at $783/mo lease on reasonable timelines.
Are renters plentiful in Coffeeville, MS?
Expect a solid tenant pool in Coffeeville, MS. The rental market absorbs $783/mo rents without meaningful friction.
How much is rent in Coffeeville, MS?
Average rent in Coffeeville, MS is approximately $783/mo per month. Against $122K home values that yields a reasonable rent-to-price ratio.
What does house hacking look like in Coffeeville, MS?
House hacking in Coffeeville, MS is reasonable to execute. Prices around $122K and rents of $783/mo solid owner-occupant economics.
What type of investing works in Coffeeville, MS?
In Coffeeville, MS the significant play is typically careful cash-flow rentals with hands-on management. The combination of $122K prices and $783/mo rents suits that approach.
You know 38922 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38922 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.
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