Location: Upson County, GA | Metro: Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,350 |
| 1 Bedroom | $1,410 |
| 2 Bedrooms | $1,550 |
| 3 Bedrooms | $1,890 |
| 4 Bedrooms | $2,160 |
| 5 Bedrooms | $2,506 |
| 6 Bedrooms | $2,807 |
| 7 Bedrooms | $3,032 |
| 8 Bedrooms | $3,184 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,550 | $233,384 | 0.66% | D |
| 3BR | $1,890 | $321,966 | 0.59% | F |
U.S. Census Bureau data (2024)
The potential risks for investing in Section 8 housing in ZIP code 30258, located in Molena, GA, include significant challenges that must be carefully considered. First, tenant turnover can be problematic due to the difference between the market rent of $1,671 and the Fair Market Rent (FMR) set at $1,570 for FY 2024. This gap suggests that tenants might struggle to afford the higher market rates, leading to frequent moves and higher vacancy rates.
Vacancy exposure is another critical concern. The average Days on Market (DOM) for properties in this area is not available, which makes it difficult to predict how long a property might remain vacant between tenants. This uncertainty can lead to financial strain for landlords, especially when considering the time and resources needed to find and qualify new tenants.
Deferred maintenance is also a significant risk. With a typical home value of $313,187 and a median income of $58,777, homeowners in Molena might delay necessary repairs and upgrades, which can affect the overall condition and appeal of rental properties. Poorly maintained homes can deter potential tenants and increase the likelihood of vacancies, further exacerbating financial risks.
However, these risks are somewhat mitigated by the high renter share of 14.1%. A larger proportion of renters in the area typically indicates a higher demand for rental properties, including those that accept Section 8 vouchers. This increased demand can help landlords maintain occupancy levels and reduce the impact of vacancy periods.
In conclusion, the investment risk for a first-time Section 8 landlord in ZIP 30258 is moderate. While there are notable risks such as tenant turnover and deferred maintenance, the high renter density provides some assurance of continued demand for affordable housing options.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.