Updated 2026 · Based on median market data for Oxford, MS
Oxford sits in the South with a population of 50,000 growing at 0.2% annually. The median home costs $395,000 while rents average $2,350/mo, producing an estimated cap rate of 5.15%. This is a moderate market that rewards careful deal sourcing.
Oxford works best for experienced investors with a clear strategy — Section 8, student housing, or deep value-add rehabs. The 5.15% cap rate at median prices is tight, so success depends on buying below market, forcing appreciation through renovation, or accessing above-market rent streams through niche tenant bases.
Target properties priced 15-25% below the $395,000 median — around $316,000 or less. At this price point with $2,350/mo rents, your cap rate improves to roughly 6.8%. Factor in 0.66% property taxes ($2,607/yr), budget 5% of gross rent for maintenance, and underwrite to a 7.4% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $2,419.
The 7.4% vacancy rate is above the national average, so budget conservatively and screen tenants carefully. Higher price points mean more capital at risk and tighter cash flow margins — ensure you have adequate reserves. Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Oxford property using our cap rate calculator (pre-filled with Oxford data). Compare Oxford against similar markets in the South region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.
Oxford vs Mississippi state average and national average across key investment metrics. Oxford beats the national average but trails the Mississippi average on cap rate.