Dyer County/Dyersburg/38024

38024

ZIPSAFMR

Dyer County, TN

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ZIP Investment Score

126Above average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$760	$550	3.7%
1 BR	$870	$550	8.3%
2 BR	$1,000	$630	5.1%
3 BR	$1,300	$1,260	2.3%
4 BR	$1,310	$1,290	-0.1%
5 BR	$1,506	Not available	-0.1%
6 BR	$1,732	Not available	-0.1%
7 BR	$1,992	Not available	-0.1%
8 BR	$2,291	Not available	-0.1%

Purchase Price Calculator

Maximum purchase price

$31,701

Cost breakdown

+Likely effective rent$630

HUD FMR$1,000

Market rentUsed$630

Est. payment standard (90%)$900

-Principal and interest-$160

Loan amount$25,361

Down payment$6,340

Rate6.50%

Term30 years

-Operating costs-$270

Property taxes-$32

Insurance-$175

Utilities$0

HOA$0

Management-$63

=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

+$10,546(166.3% ROI)

Projected value

$34,139

Return breakdown

Property appreciation+$2,438

Loan principal paid down+$909

Rental cash flow+$7,200

5-year hold

+$17,786(280.5% ROI)

Projected value

$35,867

Return breakdown

Property appreciation+$4,166

Loan principal paid down+$1,620

Rental cash flow+$12,000

10-year hold

+$36,740(579.5% ROI)

Projected value

$40,580

Return breakdown

Property appreciation+$8,879

Loan principal paid down+$3,861

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.38ratio

FMR$760

Market$550

vs market+$210

FMR is above market; underwrite to market rent.

1.38

1 BR

1.58ratio

FMR$870

Market$550

vs market+$320

FMR is above market; underwrite to market rent.

1.58

2 BR

1.59ratio

FMR$1,000

Market$630

vs market+$370

FMR is above market; underwrite to market rent.

1.59

3 BR

1.03ratio

FMR$1,300

Market$1,260

vs market+$40

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

1.03

4 BR

1.02ratio

FMR$1,310

Market$1,290

vs market+$20

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

1.02

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 38024 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 38024 (Dyersburg, TN) is $1,000 a month. That is up 7.5% from $930 in FY 2026. Dyersburg is in the Dyer 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 12 ZIP codes in Dyer County, 38024 is tied for the 4th-highest two-bedroom rent (county range $1,000–$1,170). The median county two-bedroom FMR in Tennessee is $1,048, so ZIP 38024 is 5% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 38024
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$720	$760	+5.6%	$684–$836
1BR	$780	$870	+11.5%	$783–$957
2BR	$930	$1,000	+7.5%	$900–$1,100
3BR	$1,220	$1,300	+6.6%	$1,170–$1,430
4BR	$1,220	$1,310	+7.4%	$1,179–$1,441

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 38024
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$760	$870	$1,000	$1,300	$1,310
FY 2026	$720	$780	$930	$1,220	$1,220
FY 2025	$720	$740	$900	$1,190	$1,190
FY 2024area FMR	$681	$685	$861	$1,213	$1,315
FY 2023area FMR	$582	$586	$759	$1,079	$1,167

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

Two-bedroom rent in nearby Dyer County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 38024
38007	$1,000	0.0%
38024Current	$1,000	—
38025	$1,000	0.0%
38030	$1,000	0.0%
38034	$1,000	0.0%
38040	$1,000	0.0%
38047	$1,000	0.0%
38059	$1,060	+6.0%
38070	$1,000	0.0%
38080	$1,010	+1.0%
38240	$1,170	+17.0%
38259	$1,000	0.0%

Questions about ZIP 38024 rents

How much will Section 8 pay for a two-bedroom in ZIP 38024?

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 $1,000 it would be $900 to $1,100. 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 38024 in?

ZIP 38024 is in the Dyer 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 38024 for FY 2027?

The two-bedroom FMR rose 7.5%, from $930 in FY 2026 to $1,000 in FY 2027. Since FY 2025 it has risen 11.1%.

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