Side-by-side comparison of Oxford, MS and Tupelo, MS — cap rates, rent, prices, and investment metrics.
Cash flow: Tupelo has the edge with an estimated cap rate of 5.69% compared to Oxford's 5.15%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $395,000 in Oxford vs $185,000 in Tupelo, while rents come in at $2,350/mo and $1,190/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.
Growth & appreciation: Oxford is growing faster at 0.2% annually vs Tupelo's 0.2%. Oxford leads on home value appreciation at 1.8% per year.
Costs & risk: Property taxes are 0.66% in Oxford vs 0.66% in Tupelo. Vacancy rates of 7.4% and 7.4% are both elevated, warranting conservative cash flow projections.
Entry point: Tupelo offers a lower entry at $185K vs Oxford's $395K — a difference of $210K. With a 20% down payment, that's $37K vs $79K. Tupelo combines the lower price with a higher cap rate — a compelling combination.
Bottom line: Tupelo edges out Oxford on most key metrics. With a 5.69% cap rate, it offers solid cash flow potential. Use our free calculators to model specific deals in Oxford or Tupelo.