Location: Monroe County, MS | Metro: Clay 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 | $770 |
| 1 Bedroom | $780 |
| 2 Bedrooms | $920 |
| 3 Bedrooms | $1,150 |
| 4 Bedrooms | $1,540 |
| 5 Bedrooms | $1,786 |
| 6 Bedrooms | $2,000 |
| 7 Bedrooms | $2,160 |
| 8 Bedrooms | $2,268 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $920 | $101,789 | 0.9% | C |
| 3BR | $1,150 | $147,902 | 0.78% | D |
| 4BR | $1,540 | $264,968 | 0.58% | F |
| 5BR | $1,786 | $327,046 | 0.55% | F |
U.S. Census Bureau data (2024)
32.4% of residents in ZIP 39773 are renters, indicating a significant demand for rental properties in West Point, MS. With a metro Fair Market Rent (FMR) set at $850 for fiscal year 2026, landlords can align their rental prices accordingly to remain competitive. The Census ACS reports a market rent of $828, suggesting that the actual rents charged are slightly below the FMR, which could be an opportunity for landlords to increase their rates without pricing out potential tenants.
$146,992 is the median home value in this area, reflecting the overall affordability of the housing market. This figure is important for both landlords and small-portfolio investors when considering property acquisition or renovation costs. Additionally, the median income of $40,019 provides insight into the financial capacity of local residents, which is crucial for assessing the viability of rental income streams.
Investors should note that the average days on market (DOM) is listed as N/A, possibly due to limited data or recent changes in the local real estate market. However, the price-cut share stands at 0.2%, which is very low, suggesting that once properties are priced correctly, they sell quickly without needing to reduce the asking price.
In conclusion, the combination of a strong rental demand with a 32.4% renter share, a reasonable gap between the FMR and market rent, and an affordable median home value of $146,992 makes ZIP 39773 a viable option for Section 8 participation. The low median income of $40,019 and the minimal price-cut share further support the decision, as they indicate a market where Section 8 subsidies can effectively cover rental costs. Landlords and investors should consider the benefits of participating in the Section 8 program to ensure steady rental income and a stable tenant base.
Section 8 Verdict: Suitable for participation.
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.