Skip to main content
Loading page
Benton County/Falkner/38629

38629

ZIPSAFMR
Benton County, MS
Zillow

ZIP Investment Score

97Above average

095130300
BRFMR
Eff. Rent
0 BR$760$760
1 BR$790$790
2 BR$910$910
3 BR$1,150$1,150
4 BR$1,260$1,260
5 BR$1,449Not available
6 BR$1,666Not available
7 BR$1,916Not available
8 BR$2,204Not available

Purchase Price Calculator

Maximum purchase price
$73,309

Cost breakdown

+Likely effective rent$910
HUD FMRUsed$910
Market rentN/A
Est. payment standardN/A
-Principal and interest-$371
Loan amount$58,647
Down payment$14,662
Rate6.50%
Term30 years
-Operating costs-$339
Property taxes-$73
Insurance-$175
Utilities$0
HOA$0
Management-$91
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$14,938(101.9% ROI)
Projected value
$78,946
Return breakdown
Property appreciation+$5,637
Loan principal paid down+$2,101
Rental cash flow+$7,200
5-year hold
+$25,380(173.1% ROI)
Projected value
$82,943
Return breakdown
Property appreciation+$9,633
Loan principal paid down+$3,747
Rental cash flow+$12,000
10-year hold
+$53,461(364.6% ROI)
Projected value
$93,842
Return breakdown
Property appreciation+$20,533
Loan principal paid down+$8,928
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 38629 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 38629 (Falkner, MS) is $910 a month. That is up 4.6% from $870 in FY 2026. Falkner is in the Benton County, MS HUD Metro 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 metro-wide two-bedroom FMR of $905. Among 11 ZIP codes in Benton County, 38629 is tied for the 7th-highest two-bedroom rent (county range $910–$1,020).

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 38629
BedroomsFY 2027Change90–110% range
Studio$760+2.7%$684–$836
1BR$790−1.2%$711–$869
2BR$910+4.6%$819–$1,001
3BR$1,150−0.9%$1,035–$1,265
4BR$1,260+2.4%$1,134–$1,386

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 38629
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$760$790$910$1,150$1,260
FY 2026$740$800$870$1,160$1,230
FY 2025$770$780$930$1,190$1,240
FY 2024area FMR$775$804$903$1,214$1,219
FY 2023area FMR$643$678$766$1,037$1,041

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

Two-bedroom rent in nearby Benton County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 38629
38603$9100.0%
38610$950+4.4%
38629Current$910—
38633$1,000+9.9%
38635$1,000+9.9%
38642$1,000+9.9%
38647$940+3.3%
38650$9100.0%
38659$1,020+12.1%
38663$9100.0%
38683$9100.0%

Questions about ZIP 38629 rents

How much will Section 8 pay for a two-bedroom in ZIP 38629?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $905, which applies unless the housing authority uses Small Area FMRs, that basic range is $815 to $996 a month; under the ZIP-level Small Area FMR of $910 it would be $819 to $1,001. 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 38629 in?

ZIP 38629 is in the Benton County, MS HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $905.

How much did fair market rent change in ZIP 38629 for FY 2027?

The two-bedroom FMR rose 4.6%, from $870 in FY 2026 to $910 in FY 2027. Since FY 2025 it has fallen 2.2%.

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 rentFalkner, MS fair market rentMS statewide rentsWhat is SAFMR?Data sources