Real Estate Investing in Schlater, Mississippi (38952)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38952 (Schlater, 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: 35.0% of homes vacant — above national norms.
- 1-year downturn: Values declined 8.0% in the last year.
• 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 Schlater, MS (38952)?
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Market Analysis: 38952 Schlater
ZIP 38952 inside Leflore County looks affordable on the surface — median value of $125K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 38952 is notable only for operators who understand what they are buying. A $125K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within MS, ZIP 38952 trails on several market indicators that neighboring Leflore County submarkets outperform. The gap is real and impressive enough to shape underwriting.
The 38952 ZIP's population of 365 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
looks 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 Schlater:
Market Trends
Home Value History (with trend line)
📊 How Does 38952 Compare?
| Metric | 38952 | Schlater | Greenwood, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $125,342 | $125,342 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $765 | $765 | N/A | - |
| Cap Rate | 4.8% | 4.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38952 (Schlater, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $125,342 |
| Monthly Rent | $765 |
| Price-to-Rent | 13.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.3% |
| Cap Rate | 4.8% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -8.0% ▼ |
| 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 (4.8%). 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 38952
Population: 365
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 Schlater, MS better for rentals, flips, or BRRRR?
Schlater, MS investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($125K prices, $765/mo rents) make it a reasonable choice.
What are home prices like in Schlater, MS?
Median home price in Schlater, MS is near $125K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
Is Schlater, MS a smart market for rental property?
With a 2.0/5 investability score, Schlater, MS ranks as a solid market for rental property investors. Median prices of $125K and rents of $765/mo drive the underlying numbers.
Is the tenant base reliable in Schlater, MS?
Tenant demand in Schlater, MS is solid. The local workforce $765/mo rents across most rental classes.
How much do tenants pay in Schlater, MS?
Expect rents around $765/mo per month in Schlater, MS. With home values at $125K, the yield math works out to reasonable levels for rental investors.
You know 38952 now. You don’t know where it ranks.
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How 38952 ranks in Greenwood, MS
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