Skip to main content
Loading page
Holmes County/Pickens/39146

39146

ZIPSAFMR
Holmes County, MS
Zillow

ZIP Investment Score

129Above average

095130300
BRFMR
Eff. Rent
0 BR$1,050$1,050
1 BR$1,080$1,080
2 BR$1,210$1,210
3 BR$1,610$1,610
4 BR$1,880$1,880
5 BR$2,162Not available
6 BR$2,486Not available
7 BR$2,859Not available
8 BR$3,288Not available

Purchase Price Calculator

Maximum purchase price
$117,889

Cost breakdown

+Likely effective rent$1,210
HUD FMRUsed$1,210
Market rentN/A
Est. payment standardN/A
-Principal and interest-$596
Loan amount$94,311
Down payment$23,578
Rate6.50%
Term30 years
-Operating costs-$414
Property taxes-$118
Insurance-$175
Utilities$0
HOA$0
Management-$121
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$19,644(83.3% ROI)
Projected value
$126,954
Return breakdown
Property appreciation+$9,065
Loan principal paid down+$3,379
Rental cash flow+$7,200
5-year hold
+$33,517(142.2% ROI)
Projected value
$133,381
Return breakdown
Property appreciation+$15,492
Loan principal paid down+$6,026
Rental cash flow+$12,000
10-year hold
+$71,377(302.7% ROI)
Projected value
$150,908
Return breakdown
Property appreciation+$33,019
Loan principal paid down+$14,358
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

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
--

ZIP 39146 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 39146 (Pickens, MS) is $1,210 a month. That is up 12.0% from $1,080 in FY 2026. Pickens is in the Holmes County, MS HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 9 ZIP codes in Holmes County, 39146 has the 2nd-highest two-bedroom rent (county range $910–$1,340). The median county two-bedroom FMR in Mississippi is $905, so ZIP 39146 is 34% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 39146
BedroomsFY 2027Change90–110% range
Studio$1,050+12.9%$945–$1,155
1BR$1,080+12.5%$972–$1,188
2BR$1,210+12.0%$1,089–$1,331
3BR$1,610+15.8%$1,449–$1,771
4BR$1,880+31.5%$1,692–$2,068

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 39146
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,050$1,080$1,210$1,610$1,880
FY 2026$930$960$1,080$1,390$1,430
FY 2025$940$970$1,100$1,430$1,460
FY 2024$800$880$1,010$1,310$1,350
FY 2023$670$720$850$1,100$1,150

Two-bedroom rent in nearby Holmes County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 39146
38924$1,340+10.7%
38954$1,060−12.4%
39038$910−24.8%
39063$920−24.0%
39079$910−24.8%
39095$910−24.8%
39146Current$1,210—
39169$910−24.8%
39192$910−24.8%

Questions about ZIP 39146 rents

How much will Section 8 pay for a two-bedroom in ZIP 39146?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,210, that basic range is $1,089 to $1,331 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 39146 in?

ZIP 39146 is in the Holmes County, 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 39146 for FY 2027?

The two-bedroom FMR rose 12.0%, from $1,080 in FY 2026 to $1,210 in FY 2027. Since FY 2023 it has risen 42.4%.

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