Location: Hart County, GA | Metro: Hart 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 | $830 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,190 |
| 4 Bedrooms | $1,450 |
| 5 Bedrooms | $1,682 |
| 6 Bedrooms | $1,884 |
| 7 Bedrooms | $2,035 |
| 8 Bedrooms | $2,137 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,000 | $182,948 | 0.55% | F |
| 3BR | $1,190 | $277,761 | 0.43% | F |
| 4BR | $1,450 | $481,890 | 0.3% | F |
| 5BR | $1,682 | $859,795 | 0.2% | F |
U.S. Census Bureau data (2024)
The Section 8 cap-rate analysis for ZIP code 30643 in Hartwell, GA, provides a clear picture of potential investment returns. Using the annualized Fair Market Rent (FMR) for a 2-bedroom unit at $1,020, the implied gross yield is calculated as follows: $1,020 multiplied by 12 months equals an annual rental income of $12,240. Dividing this by the median home value of $314,431 yields a gross yield of approximately 3.9%. This calculation is based on the assumption that the property would be rented out at the FMR rate.
Alternatively, using the market rent figure of $815 per month from the Census ACS data, the annual rental income would be $9,780. When divided by the median home value, this results in a gross yield of about 3.1%. This scenario reflects the actual market conditions where the rental price is lower than the FMR.
Given the 22.9% renter density in the area, it is important to consider the likelihood of finding tenants willing to pay the FMR rate versus the market rate. The N/A-day Days on Market (DOM) suggests that there might be some variability in how quickly properties are rented, which could affect the reliability of achieving the higher FMR rate consistently.
In conclusion, while the FMR-based gross yield of 3.9% offers a more optimistic view, the market rent-based gross yield of 3.1% is likely more reflective of the current rental environment in ZIP 30643. Landlords and small-portfolio investors should factor in the local rental demand and the competition they face when setting their expectations for rental income.
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.