Location: Bolivar County, MS | Metro: Bolivar County, MS
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $690 |
| 1 Bedroom | $690 |
| 2 Bedrooms | $910 |
| 3 Bedrooms | $1,180 |
| 4 Bedrooms | $1,190 |
| 5 Bedrooms | $1,380 |
| 6 Bedrooms | $1,546 |
| 7 Bedrooms | $1,670 |
| 8 Bedrooms | $1,754 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,180 | $92,397 | 1.28% | A |
U.S. Census Bureau data (2024)
The ZIP code 38769 encompasses a neighborhood characterized by a modest population size of 1,882 residents, where over half (51.3%) are renters. The median household income here stands at $20,104, indicating a community that largely relies on affordable housing options. With a median home value of $84,199, the area reflects an environment where homeownership is attainable but often out of reach for many due to financial constraints.
From an investment perspective, the rent economics paint a compelling picture. The Fair Market Rent (FMR), set at $840 for the fiscal year 2026 in the metropolitan area, significantly overshadows the actual market rent of $358 as reported by the Census Bureau's American Community Survey. This substantial gap suggests a strong demand for subsidized housing, making it a prime location for Section 8 investors.
The disparity between the FMR and the market rent points towards two distinct opportunities. For hands-off operators, the lower market rent compared to the FMR can provide a steady stream of income through the Section 8 program without the need for extensive property management or renovations. However, the potential for higher rents under the FMR also opens up possibilities for hands-on investors who are willing to improve properties and attract tenants paying closer to the FMR rates.
In conclusion, ZIP 38769 presents itself as an ideal setting for both hands-off voucher operators and hands-on value-add buyers. The low market rent against a higher FMR offers a secure investment avenue for those seeking stable returns, while the opportunity to increase rental income through property improvements makes it attractive for investors looking to add value. This balance between affordability and potential for growth positions the neighborhood as a strategic choice for Section 8 investments.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.