Location: Wayne County, MS | Metro: Clarke County, MS
| Unit Size | Monthly FMR |
|---|---|
| Studio | $760 |
| 1 Bedroom | $810 |
| 2 Bedrooms | $910 |
| 3 Bedrooms | $1,110 |
| 4 Bedrooms | $1,200 |
| 5 Bedrooms | $1,392 |
| 6 Bedrooms | $1,559 |
| 7 Bedrooms | $1,684 |
| 8 Bedrooms | $1,768 |
U.S. Census Bureau data (2024)
ZIP 39360, located in Wayne County, Mississippi, is best suited as a diversifier in a Section 8 portfolio strategy. Despite the area's low median home value of $98,224, which has decreased slightly to $93,499 according to recent data, it offers a significant 13.3% renter share, making it an attractive market for rental properties. The median income of $31,714 aligns well with the Section 8 program, where the Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $870, compared to the local market rent of $810.
The $60 spread between the FMR and the market rent indicates that properties in ZIP 39360 can be rented at rates slightly above the market average, ensuring a steady cash flow for landlords and small-portfolio investors. This ZIP code does not offer strong potential for appreciation plays, as there is no significant price-cut share or short days on market (DOM) trends. The median DOM for houses in ZIP 39360 is 108 days, suggesting a stable but not rapidly appreciating market.
In conclusion, ZIP 39360 serves as a solid diversifier within a Section 8 portfolio due to its manageable home values, reasonable median income, and a decent renter share. Investors should focus on maintaining properties at or slightly above the market rent to leverage the $60 spread and ensure consistent cash flow.
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.