Real Estate Investing in Belzoni, Mississippi (39038)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39038 (Belzoni, 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.
- High vacancy: 17.0% of homes vacant — above national norms.
- Declining values: -1.0% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 5.0% in the last year.
- Elevated poverty: 20.7% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Belzoni, MS (39038)?
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Market Analysis: 39038 Belzoni
Investors scanning Belzoni, MS for forced-equity plays often land on the 39038 ZIP. A a solid fit for entry near $71K pairs with rents of $774/mo to widen the renovation window.
BRRRR works in 39038 because the math supports it. Buy at $71K, rehab, and the refinance step typically recovers capital in a way that flat-yield markets cannot match.
In Humphreys County, 39038 is part of the operational map, not the passive one. The spread between median price and renovated comp reflects the work available.
The resident base in 39038 runs younger and more tenure-renter than county averages. 45% of 5,363 households lease, which is the demand source for post-rehab rent lifts.
Strategic fit here is operational. Pro forma discipline, capex reserves, and lender relationships matter more than the marketing pitch.
Here's what matters if you're considering buying a home in Belzoni:
Property Strategy for 39038
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $55,763 | $860 | 11.1% | +7.1% | $27,882 |
| 3BR | $84,092 | $1,140 | 9.8% | +3.5% | $28,031 |
| 4BR | $123,668 | $1,260 | 7.3% | +4.9% | $30,917 |
Market Trends
Home Value History (with trend line)
📊 How Does 39038 Compare?
| Metric | 39038 | Belzoni | Greenwood, MS | Mississippi |
|---|---|---|---|---|
| Home Value | $70,713 | $70,713 | N/A | $186,446 |
| 5-Year CAGR | N/A | N/A | N/A | 4.0% |
| Avg Rent | $774 | $774 | N/A | - |
| Cap Rate | 8.5% | 8.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39038 (Belzoni, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $70,713 |
| Monthly Rent | $774 |
| Price-to-Rent | 7.6:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 13.1% |
| Cap Rate | 8.5% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | -5.0% ▼ |
| 3-Year CAGR | -1.0% ▼ |
| 5-Year CAGR | -1.0% ▼ |
| 10-Year CAGR | +0.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (8.5%) 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 39038
Population: 5,363
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 39038
Schools in This ZIP Code
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
Where do rents currently stand in Belzoni, MS?
Rent in Belzoni, MS is around $774/mo. The resulting rent-to-value relationship with $71K pricing is reasonable for most investor models.
Does rental property in Belzoni, MS pass the 1% rule?
With $774/mo rents against $71K home prices, Belzoni, MS produces a 1.09% ratio. That is reasonable proximity to the 1% threshold.
Where do home prices stand in Belzoni, MS?
Typical homes in Belzoni, MS go for around $71K. The 5-year CAGR of 0.0% measured price movement.
Does house hacking work in Belzoni, MS?
The an attractive house-hack environment in Belzoni, MS reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Are there BRRRR deals in Belzoni, MS?
BRRRR works a strong in Belzoni, MS. With $71K ARVs and $774/mo rents, investors who buy right can refinance out most of their capital.
You know 39038 now. You don’t know where it ranks.
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How 39038 ranks in Greenwood, MS
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