Location: Wilkinson County, MS | Metro: Wilkinson County, MS
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,070 |
| 1 Bedroom | $1,080 |
| 2 Bedrooms | $1,270 |
| 3 Bedrooms | $1,560 |
| 4 Bedrooms | $2,120 |
| 5 Bedrooms | $2,459 |
| 6 Bedrooms | $2,754 |
| 7 Bedrooms | $2,974 |
| 8 Bedrooms | $3,123 |
U.S. Census Bureau data (2024)
The ZIP code 39669 encompasses a rural neighborhood characterized by a modest population of 3,929 residents. Only 15.7% of these residents are renters, indicating a primarily owner-occupied community. The median income here is relatively low at $27,364, which reflects the economic profile typical of many rural areas. The median home value stands at $125,022, suggesting that property ownership is accessible to a broad segment of the local population.
When it comes to rental economics, the Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,180. However, the actual market rent, according to the Census ACS, is $1,005. This discrepancy highlights an opportunity for landlords and investors who can position their properties between the market rate and the FMR to attract Section 8 tenants effectively. Given the lower market rent compared to the FMR, there's potential for both profit and social impact.
In terms of investment strategy, ZIP 39669 aligns well with hands-on value-add buyers rather than hands-off operators. The low median income suggests that many residents rely on government assistance programs like Section 8, making properties that meet the program’s requirements highly desirable. Investors looking to renovate and improve properties can capitalize on the difference between the FMR and the current market rent, potentially increasing their cash flow while providing quality housing to those in need.
Moreover, the modest median home value indicates that there might be room to increase property values through strategic improvements. For hands-off operators, the limited number of renters and the low median income may pose challenges in finding enough qualified Section 8 tenants to fill their properties. Therefore, a hands-on approach is recommended for those interested in investing in this ZIP code.
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.