Housing market/Mississippi/ZIP 39074
ZIP 39074 Forest, Smith County, Mississippi
Smith County, MS · Mississippi. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 39074 · MS — sent to you.
ZIP 39074 · MS
ACS rent vs 2BR SAFMR
ZIP 39074 — Forest, MS HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 39074
- 1-unit detached3,66759.3%
- 1-unit attached70.1%
- 2–4 units3175.1%
- 5–49 units2113.4%
- Mobile1,97932.0%
2–4 unit share 5.1% · 5–49 unit share 3.4% · combined 2–49 8.5%.
Units by bedrooms
Rent burden
- ACS median gross rent $795 (all bedrooms, occupied rentals).
- Median contract rent $540.
- Renters paying ≥30% of income 21.2%; ≥50% 12.3%.
- FY2027 2BR SAFMR $1,020 (1.283× ACS median gross rent).
Population
14,423 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: -4.1%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 4 projects, 172 units.
- HUD project-based assisted MF: 2 properties, 116 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 0 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 39074 32.7% of occupied households are renters; vacancy is 19.2%; ACS median gross rent is $795; population changed -4.1% between the 2018 and 2023 ACS vintages; the housing stock includes 317 units in 2–4-unit structures and 211 units in 5–49-unit structures; 4 LIHTC projects totaling 172 units; FY2027 2BR SAFMR is $1,020 versus ACS median gross rent of $795. 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 39074 is a Census / HUD profile for Smith County, MS. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 39074 — Forest, MS HUD Section 8 Payment Standards / SAFMR·Mississippi ZIP directory
Nearby ZIPs in this FMR area
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 39074?
ZIP 39074 (Smith County, MS) has 14,423 residents, 5,030 households, a renter share of 32.7%, median household income of $46,890, and ACS 2023 median gross rent of $795. Vacancy is 19.2%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 39074?
ACS counts 45 units in 2-unit buildings, 272 in 3–4 unit buildings, 200 in 5–9, 11 in 10–19, and 0 in 20–49. Combined 2–49 unit stock is 528 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 39074?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,020. See the full schedule and 90–110% payment-standard band on the ZIP 39074 — Forest, MS HUD Section 8 Payment Standards / SAFMR.
Does this Mississippi ZIP profile include Georgia listings?
No. ZIP 39074 is Census / HUD research for Smith County, MS. 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.