Real Estate Investing in Greenwood, Mississippi (38930)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38930 (Greenwood, 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: 21.0% of homes vacant — above national norms.
- Declining values: -4.1% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 5.3% in the last year.
- Elevated poverty: 23.9% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Greenwood, MS (38930)?
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Market Analysis: 38930 Greenwood
The 38930 ZIP in Greenwood, MS is a local-operator market. Outside capital chasing a $83K entry has to pair deep knowledge with the discount.
Looking more closely, the numbers look inviting — $83K purchase price, 0.0% nominal cap — the work to hit that pro forma in 38930 is substantial and deserves full respect.
ZIP 38930's metrics run below Leflore County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A sturdy renter share of 43% in 38930 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Greenwood's stable or hybrid ZIPs before stepping into 38930. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Greenwood:
Property Strategy for 38930
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $16,177 | $650 | 28.9% | — | $16,177 |
| 2BR | $45,999 | $840 | 13.1% | -0.5% | $22,999 |
| 3BR | $93,550 | $1,060 | 8.2% | -1.0% | $31,183 |
| 4BR | $192,186 | $1,120 | 4.2% | +3.1% | $48,047 |
| 5BR | $244,569 | — | — | — | $48,914 |
Market Trends
Home Value History (with trend line)
📊 How Does 38930 Compare?
| Metric | 38930 | Greenwood | Greenwood, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $82,738 | $82,738 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $756 | $756 | N/A | - |
| Cap Rate | 7.1% | 7.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38930 (Greenwood, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $82,738 |
| Monthly Rent | $756 |
| Price-to-Rent | 9.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.0% |
| Cap Rate | 7.1% |
| 5-Year IRR | 3.0% |
📈 Home Appreciation
| 1-Year | -5.3% ▼ |
| 3-Year CAGR | -7.5% ▼ |
| 5-Year CAGR | -4.1% ▼ |
| 10-Year CAGR | +3.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (7.1%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 38930
Population: 23,326
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 38930
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What real estate strategy is ideal for Greenwood, MS?
For Greenwood, MS, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What are rental rates like in Greenwood, MS?
Average rent in Greenwood, MS is approximately $756/mo per month. Against $83K home values that yields a reasonable rent-to-price ratio.
Is Greenwood, MS a good market for FHA house hackers?
Greenwood, MS is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $83K price point reasonable to enter.
What is it like being a landlord in Greenwood, MS?
MS law landlord-friendly for landlords, and Greenwood inherits those rules. Investors should still review local ordinances for rental licensing.
How deep is the rental pool in Greenwood, MS?
Expect a solid tenant pool in Greenwood, MS. The rental market absorbs $756/mo rents without meaningful friction.
You know 38930 now. You don’t know where it ranks.
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How 38930 ranks in Greenwood, MS
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Community Ratings
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