Location: Randolph County, GA | Metro: Calhoun County, GA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $800 |
| 1 Bedroom | $800 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,390 |
| 4 Bedrooms | $1,520 |
| 5 Bedrooms | $1,763 |
| 6 Bedrooms | $1,975 |
| 7 Bedrooms | $2,133 |
| 8 Bedrooms | $2,240 |
U.S. Census Bureau data (2024)
The ZIP code 39866 is situated in a rural area of Mississippi, characterized by a modest population of 2,048 residents. The demographic leans towards a significant rental base, with 33.5% of the population renting their homes. This indicates a community where a substantial portion of residents are likely seeking affordable housing solutions, making it an attractive location for those involved in rental properties.
Economically, the area reflects the challenges often faced in rural regions, with a median household income of $31,023. This figure places a considerable emphasis on the affordability of housing, which is reflected in the median home value of $122,856. Such values suggest that homeownership is attainable for many but also highlight the necessity for affordable rental options.
Turning to the specifics of rental economics, the Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $970. However, the lack of available data on market rents suggests that this figure may be the primary benchmark for rental pricing in the area. Given the low median income, the FMR aligns closely with the economic realities of the ZIP code, potentially offering a stable rental income for property owners.
From an investment perspective, ZIP 39866 presents a scenario where Section 8 vouchers can play a crucial role. The area's characteristics make it suitable for both hands-off operators who can rely on the stability provided by government-backed vouchers and hands-on buyers looking to add value through property improvements. The modest median home value and the significant rental population indicate opportunities for enhancing property quality to command slightly higher rents, still within the FMR guidelines, thus improving cash flow and property attractiveness.
Investors should consider the potential for gentrification, albeit on a small scale, by focusing on property maintenance and upgrades. While the area is predominantly rural, the steady demand for affordable housing and the support of Section 8 vouchers provide a solid foundation for rental investments. The economic conditions and the reliance on rental housing suggest that a hands-on approach could yield better returns over time, though a hands-off strategy remains viable due to the consistent nature of the voucher program.
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.