Real Estate Investing in Oakland, Mississippi (38948)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38948 (Oakland, 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: 26.5% of homes vacant — above national norms.
- Declining values: -3.3% 5-year CAGR — values have moved lower.
- Lower household income: $31,302 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 Oakland, MS (38948)?
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Market Analysis: 38948 Oakland
ZIP 38948 in Oakland, MS carries a substantial set of headwinds. Home values near $139K and rents of $873/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 38948 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader MS picture, 38948 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 38948 includes headwinds that any investor should price in. Income distribution skews lower than Oakland averages, and tenant stability requires active management.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Oakland:
Property Strategy for 38948
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $113,010 | $970 | 6.2% | — | $56,505 |
| 3BR | $158,520 | $1,270 | 5.8% | +0.3% | $52,840 |
Market Trends
Home Value History (with trend line)
📊 How Does 38948 Compare?
| Metric | 38948 | Oakland | Mississippi |
|---|---|---|---|
| Home Value | $138,838 | $138,838 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 4.9% | 4.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38948 (Oakland, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $138,838 |
| Monthly Rent | $873 |
| Price-to-Rent | 13.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 4.9% |
| 5-Year IRR | 1.7% |
📈 Home Appreciation
| 1-Year | +0.7% ▲ |
| 3-Year CAGR | -4.5% ▼ |
| 5-Year CAGR | -3.3% ▼ |
| 10-Year CAGR | +0.6% ▲ |
🏠 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 (4.9%). 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 38948
Population: 2,248
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
Is housing expensive in Oakland, MS?
Typical homes in Oakland, MS go for around $139K. The 5-year CAGR of 0.0% even-keeled price movement.
How does Oakland, MS rate as a rental market?
Investors tracking Oakland, MS will find a 3.0/5 rating supported by $139K median home values and $873/mo rents. That profile suits long-term holders targeting stable returns.
Are renters plentiful in Oakland, MS?
Expect a solid tenant pool in Oakland, MS. The rental market absorbs $873/mo rents without meaningful friction.
Does house hacking work in Oakland, MS?
The a challenging house-hack environment in Oakland, MS reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How much rent can I charge in Oakland, MS?
Average rent in Oakland, MS is approximately $873/mo per month. Against $139K home values that yields a reasonable rent-to-price ratio.
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