Location: Warren County, GA | Metro: Glascock County, GA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $810 |
| 1 Bedroom | $810 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,260 |
| 4 Bedrooms | $1,470 |
| 5 Bedrooms | $1,705 |
| 6 Bedrooms | $1,910 |
| 7 Bedrooms | $2,063 |
| 8 Bedrooms | $2,166 |
U.S. Census Bureau data (2024)
The analysis of ZIP code 30810 in the Warren County, GA metro area reveals several key insights for landlords and small-portfolio investors.
The rent math does not work favorably here. The Fair Market Rent (FMR) for the metro area, projected at $970 for fiscal year 2026, exceeds the current market rent of $802 based on Census ACS data. This discrepancy suggests that setting rents at the FMR level would likely result in reduced occupancy rates, as tenants may find it difficult to meet the higher rent expectations.
Acquisition of properties is relatively affordable. With a median home value of $182,235, potential investors can secure homes at a reasonable cost compared to other areas. However, the lack of data on days on market (DOM) and the percentage of homes that required a price cut indicates an incomplete picture of the local real estate market's dynamics. This gap makes it challenging to predict how long it might take to sell a property or whether price adjustments will be necessary.
Tenant demand is present but limited by the size of the population. With a total population of 2,198, and 34.1% of them being renters, there is a smaller pool of potential tenants compared to larger metro areas. Despite this, the renter share is significant enough to support a modest rental portfolio, assuming the investor can manage a small number of units effectively.
Verdict: ZIP code 30810 presents a mixed opportunity for investment. While the median home values make acquisitions affordable, the mismatch between the Fair Market Rent and the actual market rent poses challenges. Tenant demand exists but is constrained by the small population size. Investors should consider these factors carefully and focus on managing costs and optimizing occupancy rates to ensure profitability.
Data Sources: FMR data from HUD (2027). 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.