Real Estate Investing in Gloster, Mississippi (39638)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39638 (Gloster, 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: 26.7% of homes vacant — above national norms.
- Declining values: -3.9% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 9.2% in the last year.
- Elevated poverty: 20.4% 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 Gloster, MS (39638)?
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Market Analysis: 39638 Gloster
On balance, ZIP 39638 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $99K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 39638 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 39638 sits on the difficult end of the MS spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
A durable renter share of 25% in 39638 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 39638 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Gloster:
Market Trends
Home Value History (with trend line)
📊 How Does 39638 Compare?
| Metric | 39638 | Gloster | Mississippi |
|---|---|---|---|
| Home Value | $98,556 | $98,556 | $186,446 |
| 5-Year CAGR | N/A | N/A | 4.0% |
| Avg Rent | $774 | $774 | - |
| Cap Rate | 6.1% | 6.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39638 (Gloster, MS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $98,556 |
| Monthly Rent | $774 |
| Price-to-Rent | 10.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.4% |
| Cap Rate | 6.1% |
| 5-Year IRR | 2.3% |
📈 Home Appreciation
| 1-Year | -9.2% ▼ |
| 3-Year CAGR | -4.7% ▼ |
| 5-Year CAGR | -3.9% ▼ |
| 10-Year CAGR | -0.2% ▼ |
🏠 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 (6.1%). 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 39638
Population: 3,478
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
Frequently Asked Questions
Does a duplex house hack pencil in Gloster, MS?
Gloster, MS offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $774/mo rent level.
Are tenants stable in Gloster, MS?
The renter base in Gloster, MS is reasonable for the $774/mo price point. Screening well and pricing to market typically yields steady tenants.
How does Gloster, MS rate as a rental market?
Yes - Gloster, MS a 3.0/5 investability score. With $99K home prices against $774/mo monthly rent, the market delivers a reasonable entry point for new investors.
How much rent can I charge in Gloster, MS?
Investors in Gloster, MS typically see rents near $774/mo per month against $99K home values - a solid setup for rental cash flow.
Is rental property easy to operate in Gloster, MS?
Gloster, MS falls under MS landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
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