Real Estate Investing in Tillatoba, Mississippi (38961)
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Should you buy in 38961 (Tillatoba, 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.
- Lower household income: $35,962 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 Tillatoba, MS (38961)?
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Market Analysis: 38961 Tillatoba
Investors eyeing 38961 need to respect the fundamentals at play. Home values of $152K come alongside slower price movement and elevated management overhead.
Put differently, the numbers look inviting — $152K purchase price, 0.0% nominal cap — the work to hit that pro forma in 38961 is substantial and deserves full respect.
Nearby ZIPs in Tillatoba have seen price recovery that 38961 has not matched. Tallahatchie County data supports the view that the spread is structural rather than temporary.
Employment concentration in 38961 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Tillatoba's stable or hybrid ZIPs before stepping into 38961. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Tillatoba:
Market Trends
Home Value History (with trend line)
📊 How Does 38961 Compare?
| Metric | 38961 | Tillatoba | Mississippi |
|---|---|---|---|
| Home Value | $151,570 | $151,570 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $801 | $801 | - |
| Cap Rate | 4.1% | 4.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38961 (Tillatoba, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $151,570 |
| Monthly Rent | $801 |
| Price-to-Rent | 15.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +6.4% ▲ |
| 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 (4.1%). 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 38961
Population: 345
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
Where do rents currently stand in Tillatoba, MS?
Investors in Tillatoba, MS typically see rents near $801/mo per month against $152K home values - a solid setup for rental cash flow.
What price range are homes in Tillatoba, MS?
The median home value in Tillatoba, MS is roughly $152K. That puts it reasonable relative to the MS statewide average.
How does Tillatoba, MS rate as a rental market?
Tillatoba, MS scores 2.0/5 for investability. Home values sit at $152K and rents near $801/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the typical renter like in Tillatoba, MS?
Tillatoba, MS offers a measured renter base at the $801/mo rent level. Tenant turnover is reasonable for well-managed properties.
What strategy should investors use in Tillatoba, MS?
A careful cash-flow rentals with hands-on management strategy Tillatoba, MS best. The market produces reliable results for that approach at the $152K price point.
You know 38961 now. You don’t know where it ranks.
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