Real Estate Investing in Tutwiler, Mississippi (38963)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38963 (Tutwiler, MS)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Declining values: -7.4% 5-year CAGR — values have moved lower.
- Elevated vacancy: 11.7% vacancy may signal weakening demand.
- 1-year downturn: Values declined 15.1% in the last year.
- Lower household income: $32,486 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 Tutwiler, MS (38963)?
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Market Analysis: 38963 Tutwiler
Within Tallahatchie County, the 38963 ZIP clocks in at a lower entry point around $92K. Turning to rents, operators who can improve stock here typically see outsized uplift.
In 38963, the deal is made on the buy and on the capex. notable entry prices of $92K leave room in the budget for light-to-medium renovation, with rent lift to match.
Across Tutwiler, pockets like 38963 represent the last affordable rungs of a rising ladder. The state-level data shows those rungs thinning.
In practical terms, incomes in 38963 sit below the county median, the tenant pool is deep and the demand for upgraded rental stock consistently outruns supply.
Experienced operators with contractor networks find 38963 a solid fit for. First-time flippers often underestimate scope, budget, and timeline, which is how deals here turn sour.
Here's what matters if you're considering buying a home in Tutwiler:
Market Trends
Home Value History (with trend line)
📊 How Does 38963 Compare?
| Metric | 38963 | Tutwiler | Indianola, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $92,263 | $92,263 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $945 | $945 | N/A | - |
| Cap Rate | 8.0% | 8.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38963 (Tutwiler, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $92,263 |
| Monthly Rent | $945 |
| Price-to-Rent | 8.1:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 12.3% |
| Cap Rate | 8.0% |
| 5-Year IRR | 0.6% |
📈 Home Appreciation
| 1-Year | -15.1% ▼ |
| 3-Year CAGR | -6.6% ▼ |
| 5-Year CAGR | -7.4% ▼ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (8.0%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 38963
Population: 2,921
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
🎓 Schools in 38963
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
R H BEARDEN ELEMENTARY SCHOOL
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
Does a duplex house hack pencil in Tutwiler, MS?
House hacking in Tutwiler, MS is reasonable to execute. Prices around $92K and rents of $945/mo solid owner-occupant economics.
Does Tutwiler, MS rent-to-price ratio clear the 1% rule?
The median property in Tutwiler, MS ($92K at $945/mo rent) a 1.02% rent-to-price figure. Pure 1% deals require disciplined offer pricing.
Is Tutwiler, MS a good place for real estate investing?
With a 4.0/5 investability score, Tutwiler, MS ranks as a solid market for rental property investors. Median prices of $92K and rents of $945/mo drive the underlying numbers.
Can you recycle capital via BRRRR in Tutwiler, MS?
BRRRR viability in Tutwiler, MS is a strong. Disciplined acquisition and rehab can hit the 75% LTV refinance target at market comps.
How much should I expect to pay for a home in Tutwiler, MS?
Tutwiler, MS median home values land near $92K. That is reasonable territory for investors looking at $945/mo-per-month rentals.
You know 38963 now. You don’t know where it ranks.
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How 38963 ranks in Indianola, MS
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