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Pontotoc County/Tupelo/38801

38801

ZIPSAFMR
Pontotoc County, MS
Zillow

ZIP Investment Score

131High yield potential

095130300
BRFMR
Eff. Rent
0 BR$950$1,050
1 BR$970$1,050
2 BR$1,090$1,190
3 BR$1,380$1,480
4 BR$1,450$1,600
5 BR$1,667Not available
6 BR$1,918Not available
7 BR$2,205Not available
8 BR$2,536Not available

Purchase Price Calculator

Maximum purchase price
$114,917

Cost breakdown

+Likely effective rent$1,190
HUD FMR$1,090
Market rent$1,240
Est. payment standard (109%)Used$1,190
-Principal and interest-$581
Loan amount$91,934
Down payment$22,983
Rate6.50%
Term30 years
-Operating costs-$409
Property taxes-$115
Insurance-$175
Utilities$0
HOA$0
Management-$119
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$19,330(84.1% ROI)
Projected value
$123,753
Return breakdown
Property appreciation+$8,836
Loan principal paid down+$3,294
Rental cash flow+$7,200
5-year hold
+$32,975(143.5% ROI)
Projected value
$130,018
Return breakdown
Property appreciation+$15,101
Loan principal paid down+$5,874
Rental cash flow+$12,000
10-year hold
+$70,182(305.4% ROI)
Projected value
$147,103
Return breakdown
Property appreciation+$32,186
Loan principal paid down+$13,996
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.82
1 BR
0.89
2 BR
0.88
3 BR
0.90
4 BR
0.81
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 38801 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 38801 (Tupelo, MS) is $1,090 a month. That is up 7.9% from $1,010 in FY 2026. Tupelo is in the Pontotoc 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 $923. Among 15 ZIP codes in Pontotoc County, 38801 is tied for the 5th-highest two-bedroom rent (county range $910–$1,260). The median county two-bedroom FMR in Mississippi is $905, so ZIP 38801 is 20% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 38801
BedroomsFY 2027Change90–110% range
Studio$950+10.5%$855–$1,045
1BR$970+11.5%$873–$1,067
2BR$1,090+7.9%$981–$1,199
3BR$1,380+7.8%$1,242–$1,518
4BR$1,450+6.6%$1,305–$1,595

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 38801
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$950$970$1,090$1,380$1,450
FY 2026$860$870$1,010$1,280$1,360
FY 2025$940$950$1,120$1,410$1,490
FY 2024area FMR$624$820$921$1,158$1,400
FY 2023area FMR$542$678$766$1,003$1,224

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

Two-bedroom rent in nearby Pontotoc County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 38801
38801Current$1,090—
38804$950−12.8%
38826$1,0900.0%
38828$910−16.5%
38841$910−16.5%
38850$910−16.5%
38860$910−16.5%
38863$1,120+2.8%
38864$940−13.8%
38868$1,080−0.9%
38869$980−10.1%
38871$1,120+2.8%

Questions about ZIP 38801 rents

How much will Section 8 pay for a two-bedroom in ZIP 38801?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $923, which applies unless the housing authority uses Small Area FMRs, that basic range is $831 to $1,015 a month; under the ZIP-level Small Area FMR of $1,090 it would be $981 to $1,199. 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 38801 in?

ZIP 38801 is in the Pontotoc County, MS non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $923.

How much did fair market rent change in ZIP 38801 for FY 2027?

The two-bedroom FMR rose 7.9%, from $1,010 in FY 2026 to $1,090 in FY 2027. Since FY 2025 it has fallen 2.7%.

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