Location: Jefferson County, MS | Metro: Franklin 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 | $770 |
| 2 Bedrooms | $910 |
| 3 Bedrooms | $1,110 |
| 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 | $1,110 | $61,649 | 1.8% | A+ |
| 4BR | $1,190 | $96,679 | 1.23% | A |
U.S. Census Bureau data (2024)
The investment landscape in ZIP code 39069 presents several challenges for landlords considering participation in the Section 8 program. Firstly, tenant turnover is a significant concern due to the disparity between the market rent of $459 and the Federal Market Rent (FMR) of $840 for fiscal year 2026. This difference can lead to higher tenant mobility, as individuals may seek out housing that offers a better deal or is closer to their budget. Secondly, vacancy exposure is heightened by the lack of data on days on market (DOM), which makes it difficult to predict how long a unit might remain vacant between tenants. Lastly, there is an increased risk of deferred maintenance, as the typical home value stands at $85,313 while the median income is only $38,324. This suggests that residents may struggle to afford necessary repairs and improvements, potentially leading to substandard living conditions.
However, these risks must be weighed against the high concentration of renters in the area. With 27.1% of the population renting, there is a strong likelihood of high demand for rental properties, including those accepting Section 8 vouchers. High renter density often translates into a robust market for subsidized housing, which can help stabilize occupancy rates and ensure steady cash flow.
In summary, the risks associated with Section 8 investments in ZIP 39069 include potential tenant turnover, uncertain vacancy periods, and the possibility of deferred maintenance issues. Despite these challenges, the high renter share points towards a strong demand for subsidized housing, which can mitigate some of the financial uncertainties. Based on this analysis, the overall risk for a first-time Section 8 landlord in ZIP 39069 is moderate.
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.