ZIP Code 38654: Population, Income, Housing

State: MS

Total population: 57,898 Household income: $103,092 Rent: $1,829

Overview

Total population

57,898

Rent

$1,829

Year built

2001

Household income

$103,092

Per capita income

$43,486

Poverty rate

4.8%

Unemployment rate

N/A

Household size

2.8 persons

Rent over 30% of income

35.9%

Note: Rent, income, and year built are shown as median values, while household size is shown as an average (see explanations below).

ZIP data use Census ZCTAs, which closely match USPS ZIP Codes in most cases (see FAQ for details).

Data are sourced from the American Community Survey (ACS) 5-Year Estimates, 2024 release — the latest dataset currently available. New 5-year estimates are published annually, about 6–12 months after the end of each reference year.

Demographics

State

Mississippi

County

DeSoto County

Town

Olive Branch

Total population

57,898

Adults over 25

38,685

Total households

20,919

Household size

2.8 persons

Note: Rent, income, and year built are shown as median values, while household size is shown as an average (see explanations below).

ZIP data use Census ZCTAs, which closely match USPS ZIP Codes in most cases (see FAQ for details).

Income & Poverty

Household income

$103,092

Per capita income

$43,486

Poverty rate

4.8%

Unemployment rate

N/A

Rent over 30% of income

35.9%

Note: Rent, income, and year built are shown as median values, while household size is shown as an average (see explanations below).

ZIP data use Census ZCTAs, which closely match USPS ZIP Codes in most cases (see FAQ for details).

Housing

Rent

$1,829

Year built

2001

Households that rent

14.9%

Households that own

85.1%

Rooms per home (all homes)

7.0

Note: Rent, income, and year built are shown as median values, while household size is shown as an average (see explanations below).

ZIP data use Census ZCTAs, which closely match USPS ZIP Codes in most cases (see FAQ for details).

Race

White

56.7%

Black

32.8%

Asian

2.2%

Two or more races

5.5%

Note: Rent, income, and year built are shown as median values, while household size is shown as an average (see explanations below).

ZIP data use Census ZCTAs, which closely match USPS ZIP Codes in most cases (see FAQ for details).

Ethnicity

Hispanic or Latino

5.6%

Not Hispanic or Latino

94.4%

Note: Rent, income, and year built are shown as median values, while household size is shown as an average (see explanations below).

ZIP data use Census ZCTAs, which closely match USPS ZIP Codes in most cases (see FAQ for details).

Commute

Commute rate

27,817 (91.9%)

Commute time to work

25 mins

Work from home

2,451 (8.1%)

Note: Rent, income, and year built are shown as median values, while household size is shown as an average (see explanations below).

ZIP data use Census ZCTAs, which closely match USPS ZIP Codes in most cases (see FAQ for details).

Education

Less than high school

29.9%

High school graduate or GED

27.3%

Some college or associate degree

10.4%

Bachelor’s degree or higher

32.5%

Note: Rent, income, and year built are shown as median values, while household size is shown as an average (see explanations below).

ZIP data use Census ZCTAs, which closely match USPS ZIP Codes in most cases (see FAQ for details).

Comparison of ZIP Code 38654 with: DeSoto County, MS Memphis metro area, TN-MS-AR Mississippi United States

ZIP 38654

Total population57,898

Rent$1,829

Year built2001

Household income$103,092

Per capita income$43,486

Poverty rate4.8%

Unemployment rateN/A

DeSoto County, MS

Total population191,301

Rent$1,451

Year built1999

Household income$85,297

Per capita income$38,113

Poverty rate9.7%

Unemployment rate3.2%

Memphis Metro Area, TN-MS-AR

Total population1,341,924

Rent$1,220

Year built1983

Household income$66,401

Per capita income$37,885

Poverty rate16.5%

Unemployment rate4.1%

Mississippi State

Total population2,946,779

Rent$954

Year built1986

Household income$56,447

Per capita income$31,549

Poverty rate18.9%

Unemployment rate3.1%

United States

Total population334,922,499

Rent$1,413

Year built1980

Household income$80,734

Per capita income$44,673

Poverty rate12.5%

Unemployment rate4%

Metric	ZIP38654	CountyDeSoto, MS	Metro AreaMemphis metro area, TN-MS-AR	StateMississippi	CountryUnited States
Total population	57,898	191,301	1,341,924	2,946,779	334,922,499
Rent	$1,829	$1,451	$1,220	$954	$1,413
Year built	2001	1999	1983	1986	1980
Household income	$103,092	$85,297	$66,401	$56,447	$80,734
Per capita income	$43,486	$38,113	$37,885	$31,549	$44,673
Poverty rate	4.8%	9.7%	16.5%	18.9%	12.5%
Unemployment rate	N/A	3.2%	4.1%	3.1%	4%

View the full multi-level comparison →

Summary for 38654

Rent & Income

In 38654, the typical monthly rent is $1,829 and the typical household income is $103,092. Rent here is higher than Mississippi, and household income is higher than Mississippi. The estimated poverty rate is 4.8%.

Housing & Affordability

This ZIP Code is primarily owner-occupied, with renters accounting for about 14.9% of households. Around 35.9% of renters are cost-burdened, indicating a moderate level of rent pressure.

Education & Employment

Educational attainment is moderate, with about 32.5% of adults holding a bachelor’s degree or higher.

ZIP 38654 — Rent vs Household Income

ZIP 38654 — Poverty

How ZIP 38654 compares in Mississippi (14 ZIP Codes)

Metric	This ZIP	Rank	Starts from	State range
Rent	$1,829	14 / 14	from lower rent	$922 – $1,829
Household income	$103,092	2 / 14	from higher income	$41,127 – $125,506
Poverty rate	4.8%	2 / 14	from lower poverty	3.5% – 31.1%

Rankings are calculated among ZIP Codes in Mississippi with total population > 30,000 (year 2024).

Detailed Ranking Explanation for ZIP Code 38654

Rent

For rent, this ZIP is positioned 14th out of 14 ZIP Codes in Mississippi. In Mississippi as a whole, the range goes from $922 in ZIP 39759 up to $1,829 in ZIP 38654.

Household income

For household income, ZIP Code 38654 ranks 2nd out of 14 ZIP Codes. Statewide, values range from $41,127 in ZIP 39401 up to $125,506 in ZIP 39110.

Poverty rate

For poverty levels, this ZIP is positioned 2nd out of 14 ZIP Codes. Across Mississippi, figures vary from 3.5% in ZIP 39110 up to 31.1% in ZIP 39401.

💰 Rent in ZIP Code 38654 (with Utilities)

Estimated Monthly Rent: $1,829 ℹ️ What’s Included:
✅ Base rent, electricity, gas, water/sewer, and heating fuels
❌ Not included: internet, cable TV, renter's insurance, parking

💡 What does this rent estimate mean?

Explanation: This estimate shows what renters typically pay each month for housing — including the apartment or home and essential utilities like heat, water, and electricity.

Included in this number: Rent plus electricity, gas, water/sewer, and heating fuel.

Not included: Internet, cable, parking, renter’s insurance, or furniture rental.

Note: This cost does not depend on the number of people living in the home.

👨‍👧‍👦 Household Income in ZIP Code 38654

Annual Household Income: $103,092

💡 What does Household Income mean?

Definition: This represents the middle value of all household incomes in the ZIP code — half of households earn less, and half earn more.

Includes: wages, salaries, self-employment income, Social Security, pensions, investments, unemployment, public assistance, and rental income.

Does NOT include: capital gains, non-cash benefits (like food stamps), or tax refunds.

Household = any group of people (or a single person) living in the same housing unit.

Example: A couple earning $40,000 and $30,000 together have a household income of $70,000. If that's in the middle of all local incomes, it's the value shown here.

📉 Poverty Rate in ZIP Code 38654

Estimated Rate: 4.8%

💡 What does the Poverty Rate represent?

Definition: The percentage of people in this area living below the federal poverty threshold.

How it works: The threshold is a dollar amount set by the U.S. Census Bureau that varies by family size and age. If a household's income is below that level, everyone in it is included in this rate.

Example: In a town of 10,000 people, if 1,500 have incomes below the poverty line, the poverty rate is 15%.

Note: This statistic only includes people living in households; it does not count those in student housing, military barracks, or nursing homes.

🏘️ Renter vs. Owner Households in ZIP Code 38654

In ZIP Code 38654, households that rent: 3,107 (14.9%)

📊 What does the renter household percentage reveal about this ZIP Code?

Household Type	Count	Share
Renter-Occupied	3,107	14.9%
Owner-Occupied	17,812	85.1%

Definition: This is the percentage of households that rent their home rather than own it. It includes only occupied housing units.

Why it matters: Areas with a high share of renter households often have younger populations, higher mobility, and different housing needs compared to mostly owner-occupied areas.

Example: If 65% of homes in an area are renter-occupied, it means 65 out of every 100 households rent their home.

📉 Renters Spending Over 30% of Income on Rent in ZIP Code 38654

In ZIP Code 38654, cost-burdened renters (households spending over 30% of income on housing): 1,116 (35.9%)

🏚️ What Does It Mean When Renters Spend Over 30% of Their Income on Housing?

Household Group	Households	Share
Cost-burdened renters (over 30%)	1,116	35.9%
Other renter households	1,991	64.1%
Total renter households	3,107	100%

Shares are calculated as a percentage of renter households.

This shows how many renters in the ZIP code are considered cost-burdened — meaning they spend more than 30% of their income on housing (rent and basic utilities).

It’s a sign that housing might be unaffordable in the area or that lower-income residents may be struggling with rent.

Data comes from the U.S. Census Bureau’s American Community Survey.

📊 Education Levels in ZIP Code 38654

Less than High School: 11,557 people (29.9%)

Includes adults who did not complete high school.

High School Graduate or GED: 10,554 people (27.3%)

Includes adults whose highest education is a high school diploma or GED.

Some College or Associate Degree: 4,009 people (10.4%)

Includes adults who attended college without completing a bachelor’s degree (some college or associate degree).

Bachelor’s Degree or Higher: 12,565 people (32.5%)

Includes adults with a bachelor’s degree or higher (bachelor’s, master’s, professional, or doctoral degree).

👥 Total Adults (25+): 38,685

ℹ️ Have questions about how these statistics are calculated? See our data methodology & FAQs

Source: ACS 5-Year Estimates (U.S. Census Bureau) — unemployment rate from BLS. Some values are derived metrics.