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Leflore County/Cruger/38924

38924

ZIPSAFMR
Leflore County, MS
Zillow

ZIP Investment Score

129Above average

095130300
BRFMR
Eff. Rent
0 BR$1,180$1,180
1 BR$1,230$1,230
2 BR$1,340$1,340
3 BR$1,850$1,850
4 BR$2,210$2,210
5 BR$2,542Not available
6 BR$2,923Not available
7 BR$3,361Not available
8 BR$3,865Not available

Purchase Price Calculator

Maximum purchase price
$137,207

Cost breakdown

+Likely effective rent$1,340
HUD FMRUsed$1,340
Market rentN/A
Est. payment standardN/A
-Principal and interest-$694
Loan amount$109,766
Down payment$27,441
Rate6.50%
Term30 years
-Operating costs-$446
Property taxes-$137
Insurance-$175
Utilities$0
HOA$0
Management-$134
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,683(79.0% ROI)
Projected value
$147,757
Return breakdown
Property appreciation+$10,550
Loan principal paid down+$3,933
Rental cash flow+$7,200
5-year hold
+$37,043(135.0% ROI)
Projected value
$155,237
Return breakdown
Property appreciation+$18,030
Loan principal paid down+$7,013
Rental cash flow+$12,000
10-year hold
+$79,140(288.4% ROI)
Projected value
$175,637
Return breakdown
Property appreciation+$38,430
Loan principal paid down+$16,711
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
--
Tax rate
--
Mortgage rate
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ZIP 38924 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 38924 (Cruger, MS) is $1,340 a month. That is up 11.7% from $1,200 in FY 2026. Cruger is in the Leflore 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 12 ZIP codes in Leflore County, 38924 has the highest two-bedroom rent (county range $910–$1,340). The median county two-bedroom FMR in Mississippi is $905, so ZIP 38924 is 48% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 38924
BedroomsFY 2027Change90–110% range
Studio$1,180+12.4%$1,062–$1,298
1BR$1,230+12.8%$1,107–$1,353
2BR$1,340+11.7%$1,206–$1,474
3BR$1,850+17.1%$1,665–$2,035
4BR$2,210+39.0%$1,989–$2,431

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 38924
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,180$1,230$1,340$1,850$2,210
FY 2026$1,050$1,090$1,200$1,580$1,590
FY 2025$1,150$1,190$1,320$1,740$1,750
FY 2024$780$890$1,000$1,330$1,330
FY 2023$600$660$770$1,020$1,030

Two-bedroom rent in nearby Leflore County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 38924
38736$920−31.3%
38737$910−32.1%
38761$910−32.1%
38924Current$1,340—
38930$910−32.1%
38941$910−32.1%
38944$910−32.1%
38946$1,160−13.4%
38950$910−32.1%
38952$910−32.1%
38954$1,060−20.9%
39038$910−32.1%

Questions about ZIP 38924 rents

How much will Section 8 pay for a two-bedroom in ZIP 38924?

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 $1,340 it would be $1,206 to $1,474. 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 38924 in?

ZIP 38924 is in the Leflore 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 38924 for FY 2027?

The two-bedroom FMR rose 11.7%, from $1,200 in FY 2026 to $1,340 in FY 2027. Since FY 2023 it has risen 74.0%.

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