Real Estate Investing in Sidon, Mississippi (38954)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38954 (Sidon, MS)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 32.7% of homes vacant — above national norms.
- 1-year downturn: Values declined 14.1% in the last year.
- Elevated poverty: 21.7% poverty rate — can affect rent collection.
• 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 Sidon, MS (38954)?
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Market Analysis: 38954 Sidon
In Sidon's 38954 ZIP, the arithmetic favors hands-on owners. Median home values clocks in at $81K, leaving spread for capex-heavy BRRRR or reposition strategies.
ZIP 38954 favors investors with a contractor on speed dial. On balance, the turnkey yield looks ordinary, a renovated unit pulls stronger rent than the unrenovated $927/mo average.
Regionally, 38954 sits on the affordable end of the Leflore County map. On balance, the absolute numbers are modest, the spread between acquisition price and post-rehab value is wider than in turnkey ZIPs.
Household income in 38954 supports the rent-lift thesis. 754 residents, deep working-age cohort, and the kind of tenant profile that responds to upgraded stock.
Experienced operators with contractor networks find 38954 a credible choice for. First-time flippers often underestimate scope, budget, and timeline, which is how deals here turn sour.
Here's what matters if you're considering buying a home in Sidon:
Market Trends
Home Value History (with trend line)
📊 How Does 38954 Compare?
| Metric | 38954 | Sidon | Greenwood, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $81,273 | $81,273 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 8.9% | 8.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38954 (Sidon, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $81,273 |
| Monthly Rent | $927 |
| Price-to-Rent | 7.3:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 13.7% |
| Cap Rate | 8.9% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -14.1% ▼ |
| 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 estimated cap rate (8.9%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 38954
Population: 754
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How do home values compare in Sidon, MS?
Median home price in Sidon, MS is near $81K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
What is the typical rental rate in Sidon, MS?
Rent in Sidon, MS is around $927/mo. The resulting rent-to-value relationship with $81K pricing is reasonable for most investor models.
What approach is best for Sidon, MS real estate?
Sidon, MS investors pursuing value-add and BRRRR deals. The underlying economics ($81K prices, $927/mo rents) make it a reasonable choice.
How do BRRRR numbers look in Sidon, MS?
Operators BRRRR-ing in Sidon, MS report a strong results. Focus on sub-market acquisition and tight rehab budgets to capture the spread.
Is it possible to hit the 1% rule in Sidon, MS?
The 1% rule is solid territory for Sidon, MS. Rent-to-price at the median is 1.14%, putting many properties within striking distance.
You know 38954 now. You don’t know where it ranks.
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How 38954 ranks in Greenwood, MS
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