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West Carroll Parish/Pioneer/71266

71266

ZIPSAFMR
West Carroll Parish, LA
Zillow

ZIP Investment Score

129Above average

095130300
BRFMR
Eff. Rent
0 BR$690$690
1 BR$730$730
2 BR$960$960
3 BR$1,260$1,260
4 BR$1,320$1,320
5 BR$1,518Not available
6 BR$1,746Not available
7 BR$2,008Not available
8 BR$2,309Not available

Purchase Price Calculator

Maximum purchase price
$80,739

Cost breakdown

+Likely effective rent$960
HUD FMRUsed$960
Market rentN/A
Est. payment standardN/A
-Principal and interest-$408
Loan amount$64,591
Down payment$16,148
Rate6.50%
Term30 years
-Operating costs-$352
Property taxes-$81
Insurance-$175
Utilities$0
HOA$0
Management-$96
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$15,722(97.4% ROI)
Projected value
$86,947
Return breakdown
Property appreciation+$6,208
Loan principal paid down+$2,314
Rental cash flow+$7,200
5-year hold
+$26,737(165.6% ROI)
Projected value
$91,349
Return breakdown
Property appreciation+$10,610
Loan principal paid down+$4,127
Rental cash flow+$12,000
10-year hold
+$56,447(349.6% ROI)
Projected value
$103,353
Return breakdown
Property appreciation+$22,614
Loan principal paid down+$9,833
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
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Mortgage rate
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ZIP 71266 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 71266 (Pioneer, LA) is $960 a month. That is up 6.7% from $900 in FY 2026. Pioneer is in the West Carroll Parish, LA 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 $892. Among 7 ZIP codes in West Carroll Parish, 71266 has the 2nd-highest two-bedroom rent (county range $890–$1,110). The median county two-bedroom FMR in Louisiana is $995, so ZIP 71266 is 4% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 71266
BedroomsFY 2027Change90–110% range
Studio$690+4.5%$621–$759
1BR$730+7.4%$657–$803
2BR$960+6.7%$864–$1,056
3BR$1,260+6.8%$1,134–$1,386
4BR$1,320+5.6%$1,188–$1,452

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 71266
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$690$730$960$1,260$1,320
FY 2026$660$680$900$1,180$1,250
FY 2025$730$750$990$1,310$1,380
FY 2024area FMR$615$626$822$1,079$1,382
FY 2023area FMR$558$562$740$981$1,076

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby West Carroll Parish ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 71266
71237$1,110+15.6%
71242$890−7.3%
71253$890−7.3%
71263$890−7.3%
71266Current$960—
71269$920−4.2%
71286$890−7.3%

Questions about ZIP 71266 rents

How much will Section 8 pay for a two-bedroom in ZIP 71266?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $892, which applies unless the housing authority uses Small Area FMRs, that basic range is $803 to $981 a month; under the ZIP-level Small Area FMR of $960 it would be $864 to $1,056. 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 71266 in?

ZIP 71266 is in the West Carroll Parish, LA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $892.

How much did fair market rent change in ZIP 71266 for FY 2027?

The two-bedroom FMR rose 6.7%, from $900 in FY 2026 to $960 in FY 2027. Since FY 2025 it has fallen 3.0%.

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 rentPioneer, LA fair market rentLA statewide rentsWhat is SAFMR?Data sources