Real Estate Investing in Cascilla, Mississippi (38920)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38920 (Cascilla, MS)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 29.9% of homes vacant — above national norms.
- Declining values: -7.7% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 16.2% in the last year.
- Elevated poverty: 20.4% 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 Cascilla, MS (38920)?
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Market Analysis: 38920 Cascilla
Not every below-median market is a bargain. Cascilla's 38920 ZIP records signals that favor experienced operators who can absorb the risk $120K pricing implies.
For an experienced owner, 38920 can be a a viable market for hunting ground — but the discount at $120K reflects genuine risk that outside investors often underestimate.
Stepping back, 38920 offers a low basis, the region around Cascilla has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 38920 includes headwinds that any investor should price in. Income distribution skews lower than Cascilla averages, and tenant stability requires active management.
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 Cascilla:
Market Trends
Home Value History (with trend line)
📊 How Does 38920 Compare?
| Metric | 38920 | Cascilla | Mississippi |
|---|---|---|---|
| Home Value | $120,263 | $120,263 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $783 | $783 | - |
| Cap Rate | 5.1% | 5.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38920 (Cascilla, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $120,263 |
| Monthly Rent | $783 |
| Price-to-Rent | 12.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.8% |
| Cap Rate | 5.1% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -16.2% ▼ |
| 3-Year CAGR | -10.9% ▼ |
| 5-Year CAGR | -7.7% ▼ |
| 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 (5.1%). 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 38920
Population: 528
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
What is the investability score for Cascilla, MS?
The 3.0/5 investability rating in Cascilla, MS reflects its $120K prices and $783/mo rents. Investors generally consider it a solid option within MS.
How strong are rents in Cascilla, MS?
Rent in Cascilla, MS is around $783/mo. The resulting rent-to-value relationship with $120K pricing is reasonable for most investor models.
How deep is the rental pool in Cascilla, MS?
Cascilla, MS draws a consistent base of working renters. Demand at the $783/mo rent level is reasonable for standard single-family and small multi rentals.
How high is vacancy risk in Cascilla, MS?
Vacancy in Cascilla, MS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $783/mo.
Can owner-occupants cash flow in Cascilla, MS?
The house hack math a challenging in Cascilla, MS. Owner-occupant buyers benefit from the $783/mo rents and $120K home values.
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