Location: Wayne County, MS | Metro: Clarke County, MS
| Unit Size | Monthly FMR |
|---|---|
| Studio | $770 |
| 1 Bedroom | $780 |
| 2 Bedrooms | $940 |
| 3 Bedrooms | $1,210 |
| 4 Bedrooms | $1,270 |
| 5 Bedrooms | $1,473 |
| 6 Bedrooms | $1,650 |
| 7 Bedrooms | $1,782 |
| 8 Bedrooms | $1,871 |
U.S. Census Bureau data (2024)
15.7% of residents in ZIP 39439 are renters, indicating a moderate demand for rental properties. The $890 Fair Market Rent (FMR) for the metro area in fiscal year 2026 suggests that landlords can expect to receive this amount per unit for Section 8 eligible units. However, the $834 market rent figure derived from Census ACS data shows that the actual market rent is slightly lower, implying a potential gap between what the government will pay and what landlords might charge. The median home value stands at $120,588, which is a critical metric for understanding the overall property values in the area. With a median income of $34,250, tenants may find it challenging to afford higher rents, making the Section 8 program an attractive option for both landlords and tenants.
The lack of available data on days on market (DOM) and the percentage of price-cut share indicates a stable market without significant fluctuations in pricing or sales times, which is favorable for investment stability. Given the discrepancy between the FMR and the market rent, landlords can leverage the Section 8 program to fill vacancies and ensure steady cash flow. The relatively low market rent compared to the FMR also suggests that there is room for landlords to negotiate higher rents within the Section 8 limits, potentially increasing their profitability.
Investors should note that while the median income is modest, the combination of the FMR and the market rent figures provides a clear path for achieving a balance between affordability and profitability. The moderate renter share of 15.7% means that there is a consistent but not overwhelming demand for rental properties, which could help in maintaining property values and minimizing vacancy rates.
Verdict: ZIP 39439 presents a viable opportunity for Section 8 investments, with a fair margin between the FMR and market rent, and a stable rental market.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.