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Hinds County/Edwards/39066

39066

ZIPSAFMR
Hinds County, MS
Zillow

ZIP Investment Score

92Below average

095130300
BRFMR
Eff. Rent
0 BR$880$880
1 BR$880$880
2 BR$1,030$1,030
3 BR$1,230$1,230
4 BR$1,350$1,350
5 BR$1,552Not available
6 BR$1,785Not available
7 BR$2,053Not available
8 BR$2,361Not available

Purchase Price Calculator

Maximum purchase price
$91,141

Cost breakdown

+Likely effective rent$1,030
HUD FMRUsed$1,030
Market rentN/A
Est. payment standardN/A
-Principal and interest-$461
Loan amount$72,913
Down payment$18,228
Rate6.50%
Term30 years
-Operating costs-$369
Property taxes-$91
Insurance-$175
Utilities$0
HOA$0
Management-$103
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$16,820(92.3% ROI)
Projected value
$98,149
Return breakdown
Property appreciation+$7,008
Loan principal paid down+$2,612
Rental cash flow+$7,200
5-year hold
+$28,635(157.1% ROI)
Projected value
$103,118
Return breakdown
Property appreciation+$11,977
Loan principal paid down+$4,658
Rental cash flow+$12,000
10-year hold
+$60,627(332.6% ROI)
Projected value
$116,668
Return breakdown
Property appreciation+$25,527
Loan principal paid down+$11,100
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
--
Mortgage rate
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ZIP 39066 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 39066 (Edwards, MS) is $1,030 a month. That is unchanged from FY 2026. Edwards is in the Jackson, MS HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 37 ZIP codes in Hinds County, 39066 has the 31st-highest two-bedroom rent (county range $910–$1,670). The median county two-bedroom FMR in Mississippi is $905, so ZIP 39066 is 14% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 39066
BedroomsFY 2027Change90–110% range
Studio$880+1.1%$792–$968
1BR$8800.0%$792–$968
2BR$1,0300.0%$927–$1,133
3BR$1,2300.0%$1,107–$1,353
4BR$1,350−0.7%$1,215–$1,485

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 39066
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$880$880$1,030$1,230$1,350
FY 2026$870$880$1,030$1,230$1,360
FY 2025$860$860$1,010$1,220$1,340
FY 2024$810$810$940$1,140$1,270
FY 2023$760$770$900$1,090$1,240

Two-bedroom rent in nearby Hinds County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 39066
39041$910−11.7%
39056$1,350+31.1%
39058$1,350+31.1%
39059$910−11.7%
39060$1,240+20.4%
39066Current$1,030—
39086$1,020−1.0%
39154$1,200+16.5%
39170$1,150+11.7%
39174$1,040+1.0%
39175$1,200+16.5%
39201$1,580+53.4%

Questions about ZIP 39066 rents

How much will Section 8 pay for a two-bedroom in ZIP 39066?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,030, that basic range is $927 to $1,133 a month. 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 39066 in?

ZIP 39066 is in the Jackson, MS HUD Metro FMR Area. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.

How much did fair market rent change in ZIP 39066 for FY 2027?

The two-bedroom FMR was unchanged at $1,030 in FY 2027. Since FY 2023 it has risen 14.4%.

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