Location: Warren County, GA | Metro: Augusta-Richmond County, GA-SC 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 | $750 |
| 1 Bedroom | $910 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,260 |
| 4 Bedrooms | $1,530 |
| 5 Bedrooms | $1,775 |
| 6 Bedrooms | $1,988 |
| 7 Bedrooms | $2,147 |
| 8 Bedrooms | $2,254 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,260 | $229,147 | 0.55% | F |
| 4BR | $1,530 | $347,886 | 0.44% | F |
U.S. Census Bureau data (2024)
In ZIP code 30808, the potential risks for a first-time Section 8 landlord are significant. Tenant turnover is a critical issue, as the market rent stands at $772 compared to the Federal Market Rent (FMR) of $990 for FY 2024. This discrepancy suggests that tenants might be more inclined to leave when they find better rental opportunities, leading to higher turnover rates. Additionally, vacancy exposure is a concern due to the lack of available data on the days on market (DOM), which indicates uncertainty about how quickly units can be filled once vacated.
The deferred maintenance exposure is another risk factor. With a typical home value of $212,026 and a median income of $39,375, many property owners may struggle to keep up with necessary repairs and upgrades. This financial strain could result in properties falling below the required standards for Section 8 eligibility, forcing landlords to either make substantial investments or risk losing their Section 8 tenants.
However, these risks must be weighed against the high proportion of renters in the area, with 34.8% of residents being renters. High renter density often translates into higher demand for housing vouchers, which can stabilize occupancy rates and provide a steady stream of rental income. The presence of a large number of voucher holders can mitigate some of the risks associated with tenant turnover and vacancy exposure.
In conclusion, the investment risk for a first-time Section 8 landlord in ZIP 30808 is moderate. While there are notable challenges such as tenant turnover and deferred maintenance, the high renter share provides a counterbalance by ensuring a consistent demand for subsidized housing.
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.