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Bolivar County/Benoit/38725

38725

ZIPSAFMR
Bolivar County, MS
Zillow

ZIP Investment Score

129Above average

095130300
BRFMR
Eff. Rent
0 BR$710$710
1 BR$770$770
2 BR$960$960
3 BR$1,290$1,290
4 BR$1,380$1,380
5 BR$1,587Not available
6 BR$1,825Not available
7 BR$2,099Not available
8 BR$2,414Not available

Purchase Price Calculator

Maximum purchase price
$80,739

Cost breakdown

+Likely effective rent$960
HUD FMRUsed$960
Market rentN/A
Est. payment standardN/A
-Principal and interest-$408
Loan amount$64,591
Down payment$16,148
Rate6.50%
Term30 years
-Operating costs-$352
Property taxes-$81
Insurance-$175
Utilities$0
HOA$0
Management-$96
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$15,722(97.4% ROI)
Projected value
$86,947
Return breakdown
Property appreciation+$6,208
Loan principal paid down+$2,314
Rental cash flow+$7,200
5-year hold
+$26,737(165.6% ROI)
Projected value
$91,349
Return breakdown
Property appreciation+$10,610
Loan principal paid down+$4,127
Rental cash flow+$12,000
10-year hold
+$56,447(349.6% ROI)
Projected value
$103,353
Return breakdown
Property appreciation+$22,614
Loan principal paid down+$9,833
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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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
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Tax rate
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Mortgage rate
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ZIP 38725 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 38725 (Benoit, MS) is $960 a month. That is up 14.3% from $840 in FY 2026. Benoit is in the Bolivar County, MS 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 $905. Among 18 ZIP codes in Bolivar County, 38725 is tied for the 5th-highest two-bedroom rent (county range $910–$1,120). The median county two-bedroom FMR in Mississippi is $905, so ZIP 38725 is 6% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 38725
BedroomsFY 2027Change90–110% range
Studio$710+10.9%$639–$781
1BR$770+20.3%$693–$847
2BR$960+14.3%$864–$1,056
3BR$1,290+17.3%$1,161–$1,419
4BR$1,380+23.2%$1,242–$1,518

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 38725
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$710$770$960$1,290$1,380
FY 2026$640$640$840$1,100$1,120
FY 2025$710$710$930$1,180$1,240
FY 2024area FMR$683$687$903$1,120$1,203
FY 2023area FMR$585$589$775$943$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 Bolivar County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 38725
38703$1,030+7.3%
38720$930−3.1%
38725Current$960—
38726$970+1.0%
38730$1,120+16.7%
38732$9600.0%
38733$9600.0%
38740$920−4.2%
38746$910−5.2%
38759$930−3.1%
38762$910−5.2%
38764$910−5.2%

Questions about ZIP 38725 rents

How much will Section 8 pay for a two-bedroom in ZIP 38725?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-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 $960 it would be $864 to $1,056. 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 38725 in?

ZIP 38725 is in the Bolivar County, MS non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $905.

How much did fair market rent change in ZIP 38725 for FY 2027?

The two-bedroom FMR rose 14.3%, from $840 in FY 2026 to $960 in FY 2027. Since FY 2025 it has risen 3.2%.

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