Skip to main content
Loading page
Pontotoc County/Tupelo/38804

38804

ZIPSAFMR
Pontotoc County, MS
Zillow

ZIP Investment Score

114Above average

095130300
BRFMR
Eff. Rent
0 BR$840$920
1 BR$840$920
2 BR$950$1,050
3 BR$1,200$1,320
4 BR$1,340$1,470
5 BR$1,541Not available
6 BR$1,772Not available
7 BR$2,038Not available
8 BR$2,344Not available

Purchase Price Calculator

Maximum purchase price
$94,113

Cost breakdown

+Likely effective rent$1,050
HUD FMR$950
Market rent$1,290
Est. payment standard (110%)Used$1,050
-Principal and interest-$476
Loan amount$75,290
Down payment$18,823
Rate6.50%
Term30 years
-Operating costs-$374
Property taxes-$94
Insurance-$175
Utilities$0
HOA$0
Management-$105
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$17,134(91.0% ROI)
Projected value
$101,349
Return breakdown
Property appreciation+$7,236
Loan principal paid down+$2,697
Rental cash flow+$7,200
5-year hold
+$29,178(155.0% ROI)
Projected value
$106,480
Return breakdown
Property appreciation+$12,367
Loan principal paid down+$4,810
Rental cash flow+$12,000
10-year hold
+$61,822(328.4% ROI)
Projected value
$120,473
Return breakdown
Property appreciation+$26,360
Loan principal paid down+$11,462
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Studio
0.63
1 BR
0.73
2 BR
0.74
3 BR
0.78
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 38804 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 38804 (Tupelo, MS) is $950 a month. That is down 4.0% from $990 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, 38804 has the 9th-highest two-bedroom rent (county range $910–$1,260). The median county two-bedroom FMR in Mississippi is $905, so ZIP 38804 is 5% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 38804
BedroomsFY 2027Change90–110% range
Studio$840+1.2%$756–$924
1BR$8400.0%$756–$924
2BR$950−4.0%$855–$1,045
3BR$1,200−4.0%$1,080–$1,320
4BR$1,340−1.5%$1,206–$1,474

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 38804
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$840$840$950$1,200$1,340
FY 2026$830$840$990$1,250$1,360
FY 2025$870$870$1,030$1,300$1,370
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. 38804
38801$1,090+14.7%
38804Current$950—
38826$1,090+14.7%
38828$910−4.2%
38841$910−4.2%
38850$910−4.2%
38860$910−4.2%
38863$1,120+17.9%
38864$940−1.1%
38868$1,080+13.7%
38869$980+3.2%
38871$1,120+17.9%

Questions about ZIP 38804 rents

How much will Section 8 pay for a two-bedroom in ZIP 38804?

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 $950 it would be $855 to $1,045. 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 38804 in?

ZIP 38804 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 38804 for FY 2027?

The two-bedroom FMR fell 4.0%, from $990 in FY 2026 to $950 in FY 2027. Since FY 2025 it has fallen 7.8%.

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