Location: Upson County, GA | Metro: Upson County, GA
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 | $830 |
| 1 Bedroom | $880 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,310 |
| 4 Bedrooms | $1,320 |
| 5 Bedrooms | $1,531 |
| 6 Bedrooms | $1,715 |
| 7 Bedrooms | $1,852 |
| 8 Bedrooms | $1,945 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $880 | $80,029 | 1.1% | B |
| 2BR | $1,000 | $124,549 | 0.8% | C |
| 3BR | $1,310 | $221,793 | 0.59% | F |
| 4BR | $1,320 | $329,200 | 0.4% | F |
| 5BR | $1,531 | $450,618 | 0.34% | F |
U.S. Census Bureau data (2024)
The Section 8 housing market in ZIP code 30286, which includes Thomaston, GA, and the Upson County area, offers a favorable environment for landlords and small-portfolio investors. The HUD Fair Market Rent (FMR) for the metro area, effective in fiscal year 2026, is set at $970. This figure exceeds the average market rent reported by the Census Bureau's American Community Survey (ACS), which stands at $849. Voucher tenants can thus cashflow comfortably at the FMR, providing a reliable source of income for property owners.
To further analyze the investment potential, consider the median home value in ZIP 30286, which is $177,200. With an FMR of $970, the rent-to-price ratio suggests that rental properties are undervalued relative to their purchase price. This means that the cost of owning a home significantly outweighs the cost of renting, making rental properties particularly attractive to potential tenants.
The market dynamics also support this analysis. The median days on market (DOM) for rental listings is 50 days, indicating a relatively quick turnover rate for available rentals. Additionally, the share of rental listings that have required a price cut is only 0.2%, suggesting strong demand and minimal competition among landlords. These factors contribute to a stable rental market where landlords can maintain steady occupancy rates without significant concessions.
In conclusion, the strongest investor angle in ZIP 30286 is cashflow. Given the favorable rent-to-price ratio and the ability of voucher tenants to cover rents comfortably, landlords can expect consistent returns on their investments. The low price-cut share and short DOM periods further reinforce the stability and attractiveness of this market for Section 8 investors.
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.