Real Estate Investing in Holcomb, Mississippi (38940)
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Should you buy in 38940 (Holcomb, MS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 29.9% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Holcomb, MS (38940)?
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Market Analysis: 38940 Holcomb
This part of Grenada County is not an easy win. The 38940 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $148K asset, 38940 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 38940's metrics run below Grenada County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 38940 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 38940 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Holcomb:
Market Trends
Home Value History (with trend line)
📊 How Does 38940 Compare?
| Metric | 38940 | Holcomb | Grenada, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $148,214 | $148,214 | N/A | $186,446 |
| 5-Year CAGR | 2.1% | 2.1% | N/A | 4.0% |
| Avg Rent | $810 | $810 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38940 (Holcomb, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $148,214 |
| Monthly Rent | $810 |
| Price-to-Rent | 15.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | -0.5% ▼ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +2.1% ▲ |
| 10-Year CAGR | +4.4% ▲ |
🏠 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 (4.3%). 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 38940
Population: 1,741
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
Is Holcomb, MS a good market for buy-and-hold investors?
The 3.0/5 investability rating in Holcomb, MS reflects its $148K prices and $810/mo rents. Investors generally consider it a solid option within MS.
Are homes affordable in Holcomb, MS?
In Holcomb, MS the median home value sits at $148K. Against the broader MS market, that reads as reasonable for most investors.
How should investors approach Holcomb, MS?
The best-fit strategy in Holcomb, MS is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is Holcomb, MS good for landlords?
Landlord-friendliness in Holcomb, MS is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How strong are rents in Holcomb, MS?
Rents in Holcomb, MS run near $810/mo. Compared with median home prices of $148K that produces solid gross yields for typical rentals.
You know 38940 now. You don’t know where it ranks.
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