Location: Jackson County, GA | Metro: Athens-Clarke County, GA MSA
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 | $1,260 |
| 1 Bedroom | $1,310 |
| 2 Bedrooms | $1,440 |
| 3 Bedrooms | $1,730 |
| 4 Bedrooms | $2,030 |
| 5 Bedrooms | $2,355 |
| 6 Bedrooms | $2,638 |
| 7 Bedrooms | $2,849 |
| 8 Bedrooms | $2,991 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,440 | $240,938 | 0.6% | F |
| 3BR | $1,730 | $323,178 | 0.54% | F |
| 4BR | $2,030 | $399,581 | 0.51% | F |
| 5BR | $2,355 | $588,611 | 0.4% | F |
U.S. Census Bureau data (2024)
The Section 8 cap rate analysis for ZIP code 30666 in Statham, GA, provides insight into the potential returns for landlords and small-portfolio investors. Using the annualized Fair Market Rent (FMR) for a 2-bedroom property at $1520 and the market rent at $1,553, we can derive the gross yield for each scenario against the median home value of $384,880.
In the case of Section 8 rental income, the annual rent would be $1520 multiplied by 12, totaling $18,240 per year. This amount represents the annual income generated by a 2BR property under the Section 8 program. To find the implied gross yield, divide the annual income by the median home value:
The difference between the two gross yields is minimal, with the market rent scenario offering a slightly higher return. However, considering the renter density of 15.0%, it's important to note that the demand for rental properties, including those participating in the Section 8 program, is relatively low compared to other areas. This suggests that while market rent might offer a marginally better gross yield, the availability of tenants willing to pay the higher market rate could be constrained.
The N/A-day Days on Market (DOM) indicates incomplete data regarding how long properties typically stay on the market before being rented. This lack of information makes it difficult to predict the speed at which a property can be occupied, which is crucial for understanding cash flow dynamics. Given these factors, the Section 8 gross yield of 4.74% is likely more stable and reliable, though slightly lower than the market rent gross yield of 4.82%. For investors seeking a steady stream of income with fewer risks associated with vacancy rates, the Section 8 option presents a solid choice.
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.