Location: Lincoln County, MS | Metro: Jackson, MS HUD Metro FMR Area
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 | $860 |
| 1 Bedroom | $870 |
| 2 Bedrooms | $1,040 |
| 3 Bedrooms | $1,280 |
| 4 Bedrooms | $1,370 |
| 5 Bedrooms | $1,589 |
| 6 Bedrooms | $1,780 |
| 7 Bedrooms | $1,922 |
| 8 Bedrooms | $2,018 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,280 | $213,532 | 0.6% | F |
U.S. Census Bureau data (2024)
The ZIP code 39191 stands out within its county due to a unique mix of demographic and economic factors. With a total population of 8,378 residents, it has a rental rate of 20.5%, indicating a moderate demand for rental properties. The median household income is $56,883, which is slightly below the national average but still provides a solid foundation for the local economy. Notably, the median home value in this ZIP is $177,471, suggesting that homeownership is relatively affordable compared to many other areas.
The key to understanding the potential for landlords and small-portfolio investors in ZIP 39191 lies in the economics of Section 8 housing vouchers. The Fair Market Rent (FMR) for the area in fiscal year 2024 is set at $1100, while the actual market rent, based on Census ACS data, is $983. This discrepancy means that landlords participating in the Section 8 program can expect to receive higher rents than they would from typical market-rate tenants. For instance, if a property is valued at the median home price, a landlord could potentially lease it at $1100 per month through the Section 8 program, even though the market suggests a lower rate. This presents an opportunity to stabilize cash flows and mitigate risks associated with rental vacancies.
When evaluating the stability of ZIP 39191, the data points towards a transitional phase rather than a stable one. The relatively low median income and the fact that nearly one in five residents are renters suggest a community that is still developing economically. However, the affordability of homes and the favorable Section 8 FMR indicate that there is room for growth and improvement in the rental market. Landlords and investors should consider these factors carefully when deciding to enter or expand their presence in this ZIP code.
In conclusion, ZIP 39191 offers a blend of opportunities and challenges for real estate investment. Its demographic profile, combined with the economics of Section 8 vouchers, makes it a viable option for those looking to secure steady rental income. Despite the transitional nature of the area, the potential benefits, such as higher guaranteed rents through the voucher program, outweigh the risks for many investors. Landlords should leverage the $1100 FMR to ensure profitability and sustainability in their rental properties.
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.