Mississippi
Union County
28,009 residents26 permits TTM$56,807 median HHI3 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$159,100
ACS 5-Year
Cap rate proxy
6.9%
FMR × 0.65 ÷ Home Value
Rent-to-income
19.2%
HUD FMR ÷ ACS HHI
Net migration
+1.40%
IRS SOI
Permits (TTM)
26
Census BPS
Climate risk
43.5
FEMA NRI (0–100)
ZIP code breakdown3 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 38650 | $192,652 | $872 | 5.4% | 5.7% | -4.4% |
| 38828 | $194,305 | $872 | 5.4% | 5.6% | -4.4% |
| 38652 | $197,169 | $872 | 5.3% | 5.5% | -4.4% |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
74.8%
Census ACS
Vacancy rate
18.0%
Census ACS
Bachelor's degree +
17.1%
Census ACS
Rent burdened
32.6%
Census ACS (>30% income)
Median age
38.4
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