Housing market/Mississippi/ZIP 38654
ZIP 38654 Olive Branch, Marshall County, Mississippi
Marshall County, 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.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 38654 · MS — sent to you.
ZIP 38654 · MS
ACS rent vs 2BR SAFMR
ZIP 38654 — Olive Branch, 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 38654
- 1-unit detached19,41190.5%
- 1-unit attached2571.2%
- 2–4 units2631.2%
- 5–49 units9204.3%
- 50+ units2311.1%
- Mobile3551.7%
2–4 unit share 1.2% · 5–49 unit share 4.3% · combined 2–49 5.5%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,570 (all bedrooms, occupied rentals).
- Median contract rent $1,356.
- Renters paying ≥30% of income 32.1%; ≥50% 24.6%.
- FY2027 2BR SAFMR $1,790 (1.140× ACS median gross rent).
Population
57,334 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +10.2%.
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: 2 properties, 98 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 21 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 38654 14.9% of occupied households are renters; vacancy is 3.2%; ACS median gross rent is $1,570; population increased +10.2% between the 2018 and 2023 ACS vintages; the housing stock includes 263 units in 2–4-unit structures and 920 units in 5–49-unit structures; FY2027 2BR SAFMR is $1,790 versus ACS median gross rent of $1,570. 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 38654 is a Census / HUD profile for Marshall County, MS. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 38654 — Olive Branch, 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 38654?
ZIP 38654 (Marshall County, MS HUD Metro FMR Area) has 57,334 residents, 20,757 households, a renter share of 14.9%, median household income of $99,481, and ACS 2023 median gross rent of $1,570. Vacancy is 3.2%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 38654?
ACS counts 84 units in 2-unit buildings, 179 in 3–4 unit buildings, 597 in 5–9, 295 in 10–19, and 28 in 20–49. Combined 2–49 unit stock is 1,183 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 38654?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,790. See the full schedule and 90–110% payment-standard band on the ZIP 38654 — Olive Branch, MS HUD Section 8 Payment Standards / SAFMR.
Does this Mississippi ZIP profile include Georgia listings?
No. ZIP 38654 is Census / HUD research for Marshall County, 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.