Real Estate Investing in Minter City, Mississippi (38944)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38944 (Minter City, 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: 22.2% of homes vacant — above national norms.
- 1-year downturn: Values declined 9.3% in the last year.
- Elevated poverty: 37.5% poverty rate — can affect rent collection.
- Lower household income: $37,153 median — tenant affordability is tighter.
• 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 Minter City, MS (38944)?
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Market Analysis: 38944 Minter City
Not every below-median market is a bargain. Minter City's 38944 ZIP reflects signals that favor experienced operators who can absorb the risk $137K pricing implies.
The 38944 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 38944'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.
The demographic picture in 38944 includes headwinds that any investor should price in. Income distribution skews lower than Minter City averages, and tenant stability requires active management.
Strategy in 38944 is an operator game, not a passive one. From a cash-flow lens, entry prices of $137K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Minter City:
Market Trends
Home Value History (with trend line)
📊 How Does 38944 Compare?
| Metric | 38944 | Minter City | Greenwood, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $136,719 | $136,719 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $801 | $801 | N/A | - |
| Cap Rate | 4.6% | 4.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38944 (Minter City, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $136,719 |
| Monthly Rent | $801 |
| Price-to-Rent | 14.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.6% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -9.3% ▼ |
| 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 (4.6%). 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 38944
Population: 235
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
Frequently Asked Questions
Should investors worry about vacancy in Minter City, MS?
Minter City, MS sees elevated vacancy, which is reasonable relative to the broader MS rental market.
Is Minter City in MS worth investing in?
Our data puts Minter City, MS at 2.0/5 for investability. Home prices of $137K and rents around $801/mo create a solid backdrop for investor activity.
How much should I expect to pay for a home in Minter City, MS?
Expect median prices around $137K in Minter City, MS. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
Are eviction rules reasonable in Minter City, MS?
For rental operators, Minter City, MS rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Can owner-occupants cash flow in Minter City, MS?
Minter City, MS is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $137K price point reasonable to enter.
You know 38944 now. You don’t know where it ranks.
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