Haywood County/Brownsville/38012

38012

ZIPSAFMR

Haywood County, TN

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ZIP Investment Score

108Above average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$770	$840	5.8%
1 BR	$770	$800	5.5%
2 BR	$1,010	$860	5.5%
3 BR	$1,370	$1,330	6.2%
4 BR	$1,540	$1,480	3.4%
5 BR	$1,771	Not available	3.4%
6 BR	$2,037	Not available	3.4%
7 BR	$2,342	Not available	3.4%
8 BR	$2,693	Not available	3.4%

Purchase Price Calculator

Maximum purchase price

$65,879

Cost breakdown

+Likely effective rent$860

HUD FMR$1,010

Market rentUsed$860

Est. payment standard (90%)$910

-Principal and interest-$333

Loan amount$52,703

Down payment$13,176

Rate6.50%

Term30 years

-Operating costs-$327

Property taxes-$66

Insurance-$175

Utilities$0

HOA$0

Management-$86

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$14,154(107.4% ROI)

Projected value

$70,945

Return breakdown

Property appreciation+$5,065

Loan principal paid down+$1,888

Rental cash flow+$7,200

5-year hold

+$24,024(182.3% ROI)

Projected value

$74,536

Return breakdown

Property appreciation+$8,657

Loan principal paid down+$3,367

Rental cash flow+$12,000

10-year hold

+$50,475(383.1% ROI)

Projected value

$84,331

Return breakdown

Property appreciation+$18,452

Loan principal paid down+$8,023

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.88ratio

FMR$770

Market$880

vs market-$110

FMR is below market; voucher rent may lag private rents.

0.88

1 BR

0.94ratio

FMR$770

Market$820

vs market-$50

FMR is near market; voucher and private rents are aligned.

0.94

2 BR

1.17ratio

FMR$1,010

Market$860

vs market+$150

FMR is above market; underwrite to market rent.

1.17

3 BR

1.03ratio

FMR$1,370

Market$1,330

vs market+$40

FMR is near market; voucher and private rents are aligned.

1.03

4 BR

1.04ratio

FMR$1,540

Market$1,480

vs market+$60

FMR is near market; voucher and private rents are aligned.

1.04

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 38012 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 38012 (Brownsville, TN) is $1,010 a month. That is up 8.6% from $930 in FY 2026. Brownsville is in the Haywood County, TN non-metropolitan FMR area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the county-wide two-bedroom FMR of $995. Among 10 ZIP codes in Haywood County, 38012 has the 7th-highest two-bedroom rent (county range $1,000–$1,310). The median county two-bedroom FMR in Tennessee is $1,048, so ZIP 38012 is 4% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 38012
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$700	$770	+10.0%	$693–$847
1BR	$710	$770	+8.5%	$693–$847
2BR	$930	$1,010	+8.6%	$909–$1,111
3BR	$1,230	$1,370	+11.4%	$1,233–$1,507
4BR	$1,420	$1,540	+8.5%	$1,386–$1,694

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 38012
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$770	$770	$1,010	$1,370	$1,540
FY 2026	$700	$710	$930	$1,230	$1,420
FY 2025	$680	$690	$900	$1,200	$1,430
FY 2024area FMR	$651	$655	$861	$1,144	$1,392
FY 2023area FMR	$561	$567	$747	$987	$1,152

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Haywood County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 38012
38006	$1,150	+13.9%
38012Current	$1,010	—
38037	$1,000	−1.0%
38049	$1,140	+12.9%
38063	$1,000	−1.0%
38068	$1,000	−1.0%
38069	$1,170	+15.8%
38075	$1,080	+6.9%
38301	$1,310	+29.7%
38392	$1,170	+15.8%

Questions about ZIP 38012 rents

How much will Section 8 pay for a two-bedroom in ZIP 38012?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $995, which applies unless the housing authority uses Small Area FMRs, that basic range is $896 to $1,095 a month; under the ZIP-level Small Area FMR of $1,010 it would be $909 to $1,111. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 38012 in?

ZIP 38012 is in the Haywood County, TN non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $995.

How much did fair market rent change in ZIP 38012 for FY 2027?

The two-bedroom FMR rose 8.6%, from $930 in FY 2026 to $1,010 in FY 2027. Since FY 2025 it has risen 12.2%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rent Brownsville, TN fair market rent TN statewide rents What is SAFMR?Data sources