Location: Tallahatchie County, MS | Metro: Tallahatchie 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 | $760 |
| 1 Bedroom | $830 |
| 2 Bedrooms | $910 |
| 3 Bedrooms | $1,110 |
| 4 Bedrooms | $1,510 |
| 5 Bedrooms | $1,752 |
| 6 Bedrooms | $1,962 |
| 7 Bedrooms | $2,119 |
| 8 Bedrooms | $2,225 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $910 | $82,049 | 1.11% | B |
| 3BR | $1,110 | $116,839 | 0.95% | C |
U.S. Census Bureau data (2024)
The Section 8 housing program in ZIP code 38921, located in Charleston, MS, presents a unique investment opportunity for landlords and small-portfolio investors. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $840, while the actual market rent, according to Census ACS data, stands at $695. This means there is a gap of $145, or approximately 17%, between what the government will pay for a voucher tenant and the current market rate.
Given that the FMR exceeds the market rent, properties in ZIP 38921 become a yield play for investors. In other words, landlords who accept Section 8 vouchers can expect to receive a higher rental income than what they would typically get from the open market. This scenario is particularly advantageous in a region where 35.8% of residents are already renting, indicating a significant demand for affordable housing options.
The median home value in Charleston, MS is $99,955, which reflects the overall affordability of the area. However, with a median income of $37,326, many residents struggle to find suitable housing within their budget. For landlords, this situation presents an opportunity to tap into a reliable source of income through the Section 8 program, ensuring consistent cash flow even if the rent is slightly below the market rate.
While accepting Section 8 tenants does come with certain administrative burdens and the need to adhere to HUD standards, the financial benefits can outweigh these costs. Landlords in ZIP 38921 can leverage the difference between the $840 FMR and the $695 market rent to increase their profitability. Additionally, the program's stability and the guaranteed rental assistance can provide peace of mind and long-term security for property owners.
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.