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Copiah County/Terry/39170

39170

ZIPSAFMR
Copiah County, MS
Zillow

ZIP Investment Score

92Below average

095130300
BRFMR
Eff. Rent
0 BR$980$980
1 BR$990$990
2 BR$1,150$1,150
3 BR$1,370$1,370
4 BR$1,510$1,510
5 BR$1,736Not available
6 BR$1,997Not available
7 BR$2,297Not available
8 BR$2,641Not available

Purchase Price Calculator

Maximum purchase price
$108,973

Cost breakdown

+Likely effective rent$1,150
HUD FMRUsed$1,150
Market rentN/A
Est. payment standardN/A
-Principal and interest-$551
Loan amount$87,178
Down payment$21,795
Rate6.50%
Term30 years
-Operating costs-$399
Property taxes-$109
Insurance-$175
Utilities$0
HOA$0
Management-$115
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$18,702(85.8% ROI)
Projected value
$117,352
Return breakdown
Property appreciation+$8,379
Loan principal paid down+$3,123
Rental cash flow+$7,200
5-year hold
+$31,890(146.3% ROI)
Projected value
$123,293
Return breakdown
Property appreciation+$14,320
Loan principal paid down+$5,570
Rental cash flow+$12,000
10-year hold
+$67,794(311.1% ROI)
Projected value
$139,495
Return breakdown
Property appreciation+$30,522
Loan principal paid down+$13,272
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 39170 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 39170 (Terry, MS) is $1,150 a month. That is down 0.9% from $1,160 in FY 2026. Terry 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 10 ZIP codes in Copiah County, 39170 has the 2nd-highest two-bedroom rent (county range $910–$1,200). The median county two-bedroom FMR in Mississippi is $905, so ZIP 39170 is 27% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 39170
BedroomsFY 2027Change90–110% range
Studio$9800.0%$882–$1,078
1BR$9900.0%$891–$1,089
2BR$1,150−0.9%$1,035–$1,265
3BR$1,370−1.4%$1,233–$1,507
4BR$1,510−1.9%$1,359–$1,661

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 39170
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$980$990$1,150$1,370$1,510
FY 2026$980$990$1,160$1,390$1,540
FY 2025$910$910$1,070$1,290$1,420
FY 2024$860$860$1,000$1,210$1,350
FY 2023$740$750$880$1,070$1,220

Two-bedroom rent in nearby Copiah County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 39170
39059$910−20.9%
39078$910−20.9%
39083$910−20.9%
39086$1,020−11.3%
39144$910−20.9%
39170Current$1,150—
39175$1,200+4.3%
39191$1,040−9.6%
39654$910−20.9%
39668$920−20.0%

Questions about ZIP 39170 rents

How much will Section 8 pay for a two-bedroom in ZIP 39170?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,150, that basic range is $1,035 to $1,265 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 39170 in?

ZIP 39170 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 39170 for FY 2027?

The two-bedroom FMR fell 0.9%, from $1,160 in FY 2026 to $1,150 in FY 2027. Since FY 2023 it has risen 30.7%.

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