Housing market/Kentucky/ZIP 42085
ZIP 42085 Water Valley, Hickman County, Kentucky
Hickman County, KY · Kentucky. 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 42085 · KY — sent to you.
ZIP 42085 · KY
ACS rent vs 2BR SAFMR
ZIP 42085 — Water Valley, KY 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 42085
- 1-unit detached29080.3%
- Mobile7119.7%
2–4 unit share 0.0% · 5–49 unit share 0.0% · combined 2–49 0.0%.
Units by bedrooms
Rent burden
- ACS median gross rent $743 (all bedrooms, occupied rentals).
- Median contract rent $607.
- Renters paying ≥30% of income 48.8%; ≥50% 39.3%.
- FY2027 2BR SAFMR $910 (1.225× ACS median gross rent).
Population
918 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: -6.4%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: not published for this ZIP.
- HUD project-based assisted MF: not published for this ZIP.
- 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 42085 25.2% of occupied households are renters; vacancy is 7.8%; ACS median gross rent is $743; population changed -6.4% between the 2018 and 2023 ACS vintages; the housing stock includes 0 units in 2–4-unit structures and 0 units in 5–49-unit structures; FY2027 2BR SAFMR is $910 versus ACS median gross rent of $743. 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.
Kentucky research
ZIP 42085 is a Census / HUD profile for Hickman County, KY. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 42085 — Water Valley, KY HUD Section 8 Payment Standards / SAFMR·Kentucky 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 Kentucky research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 42085?
ZIP 42085 (Hickman County, KY) has 918 residents, 333 households, a renter share of 25.2%, median household income of $55,662, and ACS 2023 median gross rent of $743. Vacancy is 7.8%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 42085?
ACS counts 0 units in 2-unit buildings, 0 in 3–4 unit buildings, 0 in 5–9, 0 in 10–19, and 0 in 20–49. Combined 2–49 unit stock is — units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 42085?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $910. See the full schedule and 90–110% payment-standard band on the ZIP 42085 — Water Valley, KY HUD Section 8 Payment Standards / SAFMR.
Does this Kentucky ZIP profile include Georgia listings?
No. ZIP 42085 is Census / HUD research for Hickman County, KY. Jeff Crowe CRE does not list Kentucky 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.