Mississippi
Lee County
ZIP 38801
83,138 residents117 permits TTM$67,144 median HHI8 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$187,800
ACS 5-Year
Cap rate proxy
5.9%
FMR × 0.65 ÷ Home Value
Rent-to-income
16.6%
HUD FMR ÷ ACS HHI
Net migration
+1.49%
IRS SOI
Permits (TTM)
117
Census BPS
Climate risk
81.3
FEMA NRI (0–100)
ZIP 38801
Median home value
—
Gross yield
—
Cap rate
7.6%
Rent gap
—
Affordability
P/I: 2.9R/I: 22.1%
Section 8 detail
SAFMR: —Rent: —Gap: —
ZIP code breakdown8 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 38868 | — | — | — | 7.2% | — |
| 38862 | — | — | — | 7.2% | — |
| 38879 | — | — | — | 5.9% | — |
| 38804 | — | — | — | 5.8% | — |
| 38801 | — | — | — | 7.6% | — |
Ranked by composite score
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Demographics
Owner-occupied
70.2%
Census ACS
Vacancy rate
15.2%
Census ACS
Bachelor's degree +
28.7%
Census ACS
Rent burdened
43.4%
Census ACS (>30% income)
Median age
37.7
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026