JeffCroweCRE

Housing market/Mississippi/ZIP 39046

ACS 2023 · FY2027 SAFMR

ZIP 39046 Canton, Mississippi

Jackson, MS HUD Metro FMR Area · Mississippi. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
29,160
Households
11,689
Median HH income
$48,288
Renter share
41.4%
Median gross rent
$879
Vacancy
9.4%
Pop. change
+5.5%
2BR SAFMR
$1,060
SAFMR / rent
1.206×
2–49 unit stock
3,012
LIHTC proj / units
35 / 984
HUD assisted MF
4 / 362

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 39046 · MS — sent to you.

ZIP 39046 · MS

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ACS rent vs 2BR SAFMR

ZIP 39046 — Canton, MS HUD Section 8 Payment Standards / SAFMR →
ACS median rent$879
2BR SAFMR$1,060
90% floor$954
110% ceiling$1,166

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 39046

  • 1-unit detached8,66667.3%
  • 1-unit attached1210.9%
  • 2–4 units1,61412.5%
  • 5–49 units1,39810.8%
  • 50+ units180.1%
  • Mobile1,0688.3%
TypeUnitsShare
1-unit detached8,66667.1%
1-unit attached1210.9%
2 units (duplex)3542.7%
3–4 units1,2609.8%
5–9 units6685.2%
10–19 units7035.4%
20–49 units270.2%
50+ units180.1%
Mobile1,0688.3%

2–4 unit share 12.5% · 5–49 unit share 10.8% · combined 2–49 23.3%.

Units by bedrooms

Studio
246
1BR
1,218
2BR
2,737
3BR
5,993
4BR
2,114
5+
601

Rent burden

Rent ≥30% of income55.8%
Rent ≥50% of income15.3%
  • ACS median gross rent $879 (all bedrooms, occupied rentals).
  • Median contract rent $626.
  • Renters paying ≥30% of income 55.8%; ≥50% 15.3%.
  • FY2027 2BR SAFMR $1,060 (1.206× ACS median gross rent).

Population

29,160 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +5.5%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 35 projects, 984 units.
  • HUD project-based assisted MF: 4 properties, 362 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 32 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 39046 41.4% of occupied households are renters; vacancy is 9.4%; ACS median gross rent is $879; population increased +5.5% between the 2018 and 2023 ACS vintages; the housing stock includes 1,614 units in 2–4-unit structures and 1,398 units in 5–49-unit structures; 35 LIHTC projects totaling 984 units; FY2027 2BR SAFMR is $1,060 versus ACS median gross rent of $879. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

Mississippi research

ZIP 39046 is a Census / HUD profile for Jackson, MS. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 39046 — Canton, MS HUD Section 8 Payment Standards / SAFMR·Mississippi ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
39041Jackson, MS HUD Metro FMR Area24.5%$705$91039043Jackson, MS HUD Metro FMR Area——$1,45039045Jackson, MS HUD Metro FMR Area8.5%$888$1,05039047Jackson, MS HUD Metro FMR Area14.8%$1,491$1,80039056Jackson, MS HUD Metro FMR Area30.5%$1,135$1,35039058Jackson, MS HUD Metro FMR Area——$1,35039059Jackson, MS HUD Metro FMR Area24.0%$690$91039060Jackson, MS HUD Metro FMR Area——$1,24039066Jackson, MS HUD Metro FMR Area15.1%$774$1,03039071Jackson, MS HUD Metro FMR Area28.7%$624$1,22039078Jackson, MS HUD Metro FMR Area31.0%$368$91039110Jackson, MS HUD Metro FMR Area6.6%$1,979$1,930

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Mississippi research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 39046?

ZIP 39046 (Jackson, MS HUD Metro FMR Area) has 29,160 residents, 11,689 households, a renter share of 41.4%, median household income of $48,288, and ACS 2023 median gross rent of $879. Vacancy is 9.4%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 39046?

ACS counts 354 units in 2-unit buildings, 1,260 in 3–4 unit buildings, 668 in 5–9, 703 in 10–19, and 27 in 20–49. Combined 2–49 unit stock is 3,012 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 39046?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,060. See the full schedule and 90–110% payment-standard band on the ZIP 39046 — Canton, MS HUD Section 8 Payment Standards / SAFMR.

Does this Mississippi ZIP profile include Georgia listings?

No. ZIP 39046 is Census / HUD research for Jackson, MS HUD Metro FMR Area. Jeff Crowe CRE does not list Mississippi property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.