Location: Warren County, MS | Metro: Issaquena 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 | $830 |
| 1 Bedroom | $830 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,250 |
| 4 Bedrooms | $1,330 |
| 5 Bedrooms | $1,543 |
| 6 Bedrooms | $1,728 |
| 7 Bedrooms | $1,866 |
| 8 Bedrooms | $1,959 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,250 | $204,822 | 0.61% | D |
| 4BR | $1,330 | $290,426 | 0.46% | F |
U.S. Census Bureau data (2024)
In ZIP code 39183, there are several potential risks for landlords considering Section 8 investments. Tenant turnover is a significant concern, especially when comparing the market rent of $875 to the Federal Market Rent (FMR) of $930 for FY 2026 in the metro area. This gap suggests that tenants might be drawn to higher-paying opportunities outside of the voucher program, leading to frequent moves and increased vacancy rates.
Vacancy exposure is another critical issue. The data shows an average Days on Market (DOM) as N/A, which indicates either insufficient data or a highly variable market condition. In either case, it implies that properties might remain vacant for extended periods, affecting cash flow and profitability.
The deferred maintenance exposure is also noteworthy. With a typical home value of $149,735 and a median income of $73,946, residents may struggle to afford necessary repairs and maintenance, potentially leaving them undone. This situation can lead to higher operational costs for landlords who must cover these expenses.
However, these risks are tempered by the high renter share of 32.1%. High renter density often correlates with a greater demand for rental properties, including those utilizing Section 8 vouchers. This demand can help stabilize occupancy rates and provide a steady stream of tenants.
Verdict: Moderate risk for a first-time Section 8 landlord.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.