Location: Yazoo County, MS | Metro: Yazoo County, MS HUD Metro FMR Area
| Unit Size | Monthly FMR |
|---|---|
| Studio | $840 |
| 1 Bedroom | $850 |
| 2 Bedrooms | $1,080 |
| 3 Bedrooms | $1,400 |
| 4 Bedrooms | $1,460 |
| 5 Bedrooms | $1,694 |
| 6 Bedrooms | $1,897 |
| 7 Bedrooms | $2,049 |
| 8 Bedrooms | $2,151 |
U.S. Census Bureau data (2024)
ZIP code 39039, located within the Yazoo County, MS HUD Metro FMR Area, exhibits several characteristics that distinguish it from other ZIP codes in the same metro area. The Fair Market Rent (FMR) for ZIP 39039 in fiscal year 2024 is set at $900, which is notably lower than the market rent of $1,301. This disparity suggests that landlords in this ZIP code can potentially attract tenants who qualify for Section 8 housing assistance, as the subsidized rent is below what the market demands.
The median home value in ZIP 39039 stands at $180,364, which is a significant figure but must be considered alongside the other metrics. With a renter share of 13.1%, it indicates a moderate proportion of residents who are renters rather than homeowners. This percentage aligns closely with the average renter share for the Yazoo County, MS HUD Metro FMR Area, suggesting that ZIP 39039 is neither an outlier nor a dominant force in terms of rental activity.
To determine if ZIP 39039 represents a value pocket, a mid-tier neighborhood, or a premium sub-market within the Yazoo County, MS HUD Metro FMR Area, we must analyze the interplay between these figures. A value pocket typically has lower home values and rents compared to the broader metro area, making it attractive for low-income households. In contrast, a mid-tier neighborhood would have average metrics, while a premium sub-market would feature higher-than-average home values and rents.
In ZIP 39039, the combination of a below-market FMR ($900 vs. $1,301) and a relatively high renter share (13.1%) suggests that it could be a favorable location for Section 8 tenants. However, the home value of $180,364 is not particularly low, indicating that it might not be a traditional value pocket where both rents and home values are significantly below average. Instead, it leans towards being a mid-tier neighborhood where the FMR is adjusted to accommodate a mix of income levels, including those eligible for Section 8.
The divergence in the data—specifically, the high renter share with a below-market FMR but not exceptionally low home values—points to a potential sweet spot for landlords participating in the Section 8 program. They can offer affordable housing options without necessarily having to deal with extremely low property values, which can sometimes signal higher maintenance costs or less desirable living conditions.
Overall, ZIP 39039 appears to be a mid-tier neighborhood within the Yazoo County, MS HUD Metro FMR Area, offering a balanced opportunity for landlords and small-portfolio investors interested in Section 8 properties.
Data Sources: FMR data from HUD (2027). 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.