Real Estate Investing in Scobey, Mississippi (38953)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38953 (Scobey, MS)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 19.6% of homes vacant — above national norms.
- Declining values: -2.1% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 4.4% in the last year.
- Elevated poverty: 23.8% poverty rate — can affect rent collection.
• 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 Scobey, MS (38953)?
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Market Analysis: 38953 Scobey
Investors eyeing 38953 need to respect the fundamentals at play. Home values of $154K come alongside slower price movement and elevated management overhead.
On the rental side, the numbers look inviting — $154K purchase price, 0.0% nominal cap — the work to hit that pro forma in 38953 is substantial and deserves full respect.
From a cash-flow lens, 38953 offers a low basis, the region around Scobey has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A solid renter share of 0% in 38953 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 38953 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Scobey:
Market Trends
Home Value History (with trend line)
📊 How Does 38953 Compare?
| Metric | 38953 | Scobey | Mississippi |
|---|---|---|---|
| Home Value | $153,885 | $153,885 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $783 | $783 | - |
| Cap Rate | 4.0% | 4.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38953 (Scobey, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $153,885 |
| Monthly Rent | $783 |
| Price-to-Rent | 16.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 1.8% |
📈 Home Appreciation
| 1-Year | -4.4% ▼ |
| 3-Year CAGR | -2.8% ▼ |
| 5-Year CAGR | -2.1% ▼ |
| 10-Year CAGR | +1.8% ▲ |
🏠 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 (4.0%). 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 38953
Population: 353
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 Scobey, MS a smart market for rental property?
With a 2.0/5 investability score, Scobey, MS ranks as a solid market for rental property investors. Median prices of $154K and rents of $783/mo drive the underlying numbers.
Where do rents currently stand in Scobey, MS?
Investors in Scobey, MS typically see rents near $783/mo per month against $154K home values - a solid setup for rental cash flow.
How do home values compare in Scobey, MS?
In Scobey, MS the median home value sits at $154K. Against the broader MS market, that reads as reasonable for most investors.
How strong is the working-renter base in Scobey, MS?
The renter base in Scobey, MS is reasonable for the $783/mo price point. Screening well and pricing to market typically yields steady tenants.
What real estate strategy is ideal for Scobey, MS?
Scobey, MS investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($154K prices, $783/mo rents) make it a reasonable choice.
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